Township of Middle Smithfield - Procedures | Sign permit procedures and master sign plans.

Sign permit procedures and master sign plans.

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§ 090-040: Sign permit procedures and master sign plans.

No sign shall be erected, displayed, altered, relocated, or replaced, until the Township issues a zoning permit, except as provided in § 090-050 (signs not requiring permit), and § 090-150 (Nonconforming signs). A complete application for a sign permit or approval of a master sign plan shall only be denied if the applicant does not show compliance with the requirements in this article or other requirements of this article.

Master sign plan requirements. A master sign plan shall be submitted to the Zoning Officer for any land development, building or lot proposed to include three or more new principal nonresidential uses and that is submitted for zoning approval after the effective date of the ordinance enacting this article. Where such a master sign plan is required, all subsequent signs requiring a zoning permit shall comply with the master sign plan, unless a revision to such plan is first approved by the Zoning Officer.

(1)

When submission and approval of a master sign plan is required, the master sign plan shall include the following information, which shall be submitted to the Zoning Officer prior to the issuance of a zoning permit for a sign(s) that needs a permit:

(a)

Two copies of a site plan clearly and legibly drawn at a scale of one inch being equal to 50 feet or less, showing the location of all existing, proposed and future signs of any type, except that incidental signs need not be shown, and with the sign's dimensioned setbacks from the nearest lot line.

(b)

Two copies of building elevations drawn to scale of each side of the building on which a sign is located or will be placed showing the sign dimensions and proportions, location of each existing and proposed sign on the building, material, color scheme, lettering or graphic style, and lighting, if any.

(c)

Two sets of drawings of the planned signs clearly indicating the dimensions of all signs, including height above finished grade, types of lettering, logos and other graphics, colors, materials, and method of illumination, if any. If the tenants are not known, typical sign designs shall be shown.

(d)

Two copies of the type and total number of signs proposed, plus any existing signs that will remain, and a computation of the maximum total sign area and the maximum area for individual signs compared to the signage allowed.

(e)

Two copies of the landscaping plan, if one is required for the type of sign proposed.

(f)

The property owner or developer is encouraged to include guidelines to assure reasonable consistency among signs of various uses.

(g)

Additional submittals or amendments to the master sign plan will be necessary as changes to a sign(s) in such land development, building or lot occur. Any amendments to a master sign plan must be signed and approved by the property owner(s) and Zoning Officer before such amendment will become effective.

(2)

Where a master sign plan is required, no zoning permit shall be issued for a sign requiring a zoning permit and no sign shall be erected until a master sign plan, or amendment thereto, has been approved by the Zoning Officer.

(3)

A required master sign plan should be submitted as part of a final land development plan, to show signs that are known at that time.

Permit application. Applications for zoning permits for signs shall be completed and submitted using forms provided by the Township. Applications shall include the following information in either written or graphic form:

(1)

Location of the sign in relation to lot lines, buildings, sidewalks, streets, public rights-of-way, street intersections and existing signs of more than five square feet. The following features shall be shown where they may be directly impacted by the proposed sign: wooded areas, trees greater than 24-inch trunk diameter at 4.5 feet above ground level, wetlands, and watercourses. In addition, information on similar features on immediately adjacent properties may be required by the Zoning Officer if they may be directly impacted by the proposed sign, such as if wooded areas are proposed to be removed on an adjacent lot.

(2)

Type of sign (such as ground or wall) and general description of structural design and construction materials.

(3)

Drawing(s) of the proposed sign which shall contain specifications indicating height, perimeter, area, dimensions, type of lettering, text, color, means of support, method of illumination, and any other significant characteristics of the proposed sign.

(4)

Letter acknowledging and approving the construction and use of the sign by the property owner or his/her authorized representative, or written evidence that the applicant (such as a tenant) is authorized to submit a zoning application.

(5)

Specific additional information that the Zoning Officer determines is necessary to determine compliance with a requirement of this article.

(6)

The required sign permit fee as established under separate resolution by the Board of Supervisors. Permit fees are intended to cover the cost for administering this article.

(7)

A landscaping plan, if required by this Zoning Ordinance.

Permit review and action. The Zoning Officer shall review the permit application for the sign and issue or deny the permit in conformance with this article.

(1)

Official date. The official date of submission shall be the day the Zoning Officer determines the completed application with all required or necessary data has been properly prepared and submitted.

(2)

Time to decide. The Zoning Officer shall determine whether the proposed sign will or will not be in compliance with the requirements of this article and shall, within 30 calendar days of the official date of a complete submission, issue or deny the permit for the sign, unless the application is dependent upon another Township approval that has not yet been obtained. The Zoning Officer should notify an applicant within five business days if an application is incomplete, and should highlight information that is missing.

(3)

Photograph. When the sign installation has been completed, the applicant shall photograph the completed sign and forward the photograph to the Zoning Officer with a request for a certificate of compliance. The photograph shall be in a format specified by the Zoning Officer.

(4)

Inspection for compliance. Upon completion of the work, the Zoning Officer shall perform a final inspection of any approved sign. Where the sign has been constructed in accordance with the permit, the Zoning Officer shall issue a certificate of compliance. The final dimensions of the sign will be noted by the Zoning Officer on the final zoning permit and a photograph of the sign shall be attached to the permit.

(5)

Discrepancies. When there is a discrepancy between an approved sign permit and the sign as constructed, the Zoning Officer shall notify the owner in writing that a discrepancy has been identified. The Zoning Officer may also issue a stop-work order regarding the installation of an unauthorized sign. The Zoning Officer shall issue an enforcement notice and require that the sign shall be removed or brought into compliance within 20 days.

(6)

Complaints. The Zoning Officer shall investigate complaints of alleged violations of these regulations and may revoke any permit if there is any violation of these regulations or if there was any misrepresentation of any material fact in either the sign permit application or the plans.

Expiration of zoning permits for signs. If the sign authorized by any zoning permit has not been erected or completed within one year from the date of issuance of that permit, the permit shall be deemed expired and a new application must be submitted, unless otherwise provided under state law.

Revocation of a sign permit. All permits and privileges acquired under the provisions of this article are revocable by the Zoning Officer for failure to comply with the Zoning Ordinance, including this article.

Maintenance of signs. Signs must be properly maintained, be properly painted, and be kept free from all hazards, including but not limited to faulty wiring, loose fastenings, being in an unsafe condition, or being detrimental to the public health or safety.

Enforcement. When a violation of this article of the Zoning Ordinance has occurred, the Zoning Officer shall initiate enforcement action through issuance of an enforcement notice.

(1)

Violations. The following signs shall be in violation of this article of the Zoning Ordinance and shall be subject to enforcement action as allowed by this article:

(a)

Any sign not properly permitted as required by this article.

(b)

Any sign which presents immediate peril to persons or property.

(c)

Any damaged sign as defined by this article, or any sign that could present an imminent threat to persons or property because of the sign's condition or placement.

(d)

Any sign, other than an official governmental sign or a public use and information sign, that is located in a public street right-of-way and that does not meet one of the following standards:

[1]

It was specifically authorized by this article;

[2]

It was posted in compliance with state regulations within a state right-of-way; or

[3]

It is lawfully nonconforming.

(e)

Any other sign not in conformance with any section of this article and which is not lawfully nonconforming.

(2)

Enforcement notice. The enforcement notice shall be sent to the property owner of record of the parcel on which the sign is located and should also be sent to any tenant who is using the sign, and to any agent who the landowner has designated in writing to the Township. An enforcement notice shall meet the requirements for such notice in the Municipalities Planning Code.

(3)

Enforcement remedies. When an enforcement notice has been issued and an appeal to the Zoning Hearing Board has not been filed in a timely manner, or the Zoning Hearing Board has found in favor of the Township, the Township may file a civil complaint with the Magisterial District Judge seeking the imposition of a fine for the violation(s) and other costs. In addition, the Township may at any time institute legal proceedings in the courts to prevent or restrain any violation of this article. If an unauthorized sign is located within a public street right-of-way or represents an imminent threat to persons, property or public safety, the Township may remove the sign, with the costs of removal being charged to the sign owner.

Township of Middle Smithfield, PA

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