Source: https://ecode360.com/9617370
Timestamp: 2020-05-27 00:56:57
Document Index: 594408579

Matched Legal Cases: ['§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 140', '§ 179', 'art 646', '§ 140', '§ 140', '§ 268', '§ 140', '§ 268', '§ 10', '§ 140', '§ 140', '§ 267', '§ 267', '§ 140']

Town of Queensbury, NY Signs
Ch 137 Septic Systems
§ 140-1 Purpose and intent.
§ 140-3 Signs allowed without permit.
§ 140-4 Temporary signs.
§ 140-5 General standards and regulations.
§ 140-6 Signs for which permits are required; number; regulations.
§ 140-7 Standards for specified zoning districts.
§ 140-8 Signs within Lake George Park or Adirondack Park.
§ 140-9 Previous sign permit approvals and fees.
§ 140-10 Nonconforming signs.
§ 140-11 Permit procedure; fees.
§ 140-12 Construction and maintenance.
§ 140-14 Enforcement; remedies for offenses.
§ 140-15 Appeals.
§ 140-16 Variances.
§ 140-17 Interpretation.
§ 140-18 Main Street Corridor Project exemption.
Town of Queensbury, NY / Part II, General Legislation
Chapter 140 Signs
[HISTORY: Adopted by the Town Board of the Town of Queensbury 12-6-2010 by L.L. No. 13-2010.[1] Amendments noted where applicable.]
Fire protection and building construction — See Ch. 88.
Junkyards — See Ch. 102.
Mobile homes — See Ch. 113.
Subdivision of land — See Ch. A183.
Editor's Note: This local law also repealed former Ch. 140, Signs, adopted 8-21-2000 by L.L. No. 9-2000, as amended.
The purpose of this chapter is to promote and protect the public health, welfare and safety by regulating existing and proposed advertising, outdoor advertising signs and signs of all types. It is intended to provide for practical visibility, to prevent unreasonable distraction of operators of motor vehicles, to prevent confusion with regard to traffic lights, signs or signals, to promote maximum safety, comfort and well-being of the users of the highways, to protect property values, to create a more attractive economic and business climate, to enhance and protect the physical appearance of the community, to preserve the scenic beauty, natural beauty and aesthetic appeal of designated areas and to provide a more enjoyable and pleasing community.
Words not defined in this chapter shall have their meanings as defined in Article 2 of Chapter 179 of the Code of the Town of Queensbury.
A sign relating to a product, service, activity, business or establishment that is not on the premises on which the sign is located, or a freestanding sign larger than 150 square feet and commonly called a "billboard."
An individual, tenant and/or property owner requesting a sign or temporary sign permit.
Three or more businesses and/or offices conducted on the same lot.
A street which serves or is designed to serve as a traffic-way for a neighborhood or as a feeder to a major street.
DIRECTOR OF BUILDING AND CODE ENFORCEMENT
The Director of Building and Code Enforcement of the Town of Queensbury or his duly authorized assistant(s).
To build, construct, alter, display, relocate, attach, hang, place, suspend or affix any sign, and also includes the painting of signs on exterior walls.
In reference to a building or structure, the outer surface of a building or structure which is visible from any private or public street, highway or public way.
These shall be considered roof structures.
A person, firm, partnership, association, corporation, company, institution or organization of any kind.
The line separating the property from the boundary of the highway or right-of-way upon which the property abuts.
FRONT PROPERTY LINE OF CORNER LOT
That portion of a lot that is directly adjacent to that side of the principal building which is directly opposite the architectural main entrance of said building and the neighboring side lot line.
The property line opposite to and the most distant from the front property line.
Any property line other than a front or rear property line.
A name, identification, display, announcement, declaration, device, demonstration or illustration which is affixed to or painted or represented directly or indirectly upon a building, structure or parcel of property and which directs attention to an object, product, place, person, activity, institution, organization or business and is intended to attract attention or propose a commercial transaction.
A sign constructed or designed to allow for periodic changes of copy, and for which the copy is changed not more than once each twenty-four-hour period.
SIGN, DIGITAL OR ELECTRONIC
Signs whose alphabetic, pictographic or symbolic informational content can be changed or altered on a fixed display surface composed of electrically illuminated or mechanically driven changeable segments. Includes the following two types:
FIXED MESSAGE ELECTRONIC SIGNS
Signs whose basic informational content has been pre-programmed to include only certain types of information projections, such as time, temperature, predictable traffic conditions or other events subject to prior programming.
COMPUTER-CONTROLLED VARIABLE MESSAGE ELECTRONIC SIGNS
Signs whose informational content can be changed or altered by means of computer-driven electronic impulses.
A sign designed to be viewed from two directions and which at no point is thicker than 24 inches measured from the exterior surface of each face, and the two faces of the sign are either parallel or the angle between them is 30° or less.
An illuminated sign in which the artificial lighting is not maintained in a stationary or constant intensity.
A sign not attached to any building, but permanently affixed, by any means, in or upon the ground.
SIGN, HUMAN
A human sign is a sign held by or attached to a human for the purposes of advertising or otherwise drawing attention to an individual, business, commodity, service, activity or product. A person dressed in costume for the purpose of advertising or otherwise drawing attention to an individual, business, commodity, service, activity or product shall also be construed as a human sign.
Any sign illuminated by electricity, gas or any other artificial lighting.
A freestanding sign, supported by columns and a base, which is placed on or at ground level and not attached to any building wall, fence or other structure.
A sign (whether on its own trailer, wheels or otherwise) designed to be movable and not structurally attached to the ground, a building, structure or any other sign.
A sign which is attached to the building wall and which extends more than 15 inches from the surface of such wall, or a sign which is perpendicular to the surface of such wall.
A sign erected upon a roof or parapet of a building or structure.
The supports, uprights, bracing and framework for the sign. In the case of a sign structure consisting of two or more sides where the angle formed between any of the sides or the projections thereof exceeds 30°, each side shall be considered a separate sign structure.
SIGN SURFACE OR AREA
The entire area within a single, continuous perimeter enclosing all elements of the sign which form an integral part of the display. The structure supporting a sign shall not be included unless the structure is designed in a way to form an integral background for the display. Only one face of a double-faced sign shall be included as surface or area of such a sign.
A sign used for the purpose of short-term advertising limited to 60 days.
A sign which is attached to the wall of a building, with the face in the plane parallel to such wall and not extending more than 15 inches from the face of such wall.
A sign maintained in or painted upon a window or which is inside a structure not in or on a window but visible from a parking lot or roadway.
STANDARD OUTDOOR ADVERTISING PANELS
An advertising panel structure, approximately 25 feet horizontal and 12 feet vertical, used for the posting or painting of advertising or public service copy.
A public way which affords the principal means of access to abutting property, including a(n) avenue, place, way, drive, lane, boulevard, highway, road and any other thoroughfare except an alley.
The appointed Town official who is responsible for overseeing and coordinating the administration of this chapter, Chapter 179 and Chapter A183 of the Code of the Town of Queensbury.
The particular area of the Town as established and depicted on the Official Town Zoning Map for which particular regulations governing the area, height, use of buildings or use of land, and other regulations relating to development or maintenance of existing uses or structures, are uniformly applied in that area.
The following signs are permitted without a permit, provided that such signs comply with the general regulations of this chapter:
Signs posted by governmental agencies or required by governmental law, order or regulations.
Signs incidental to the legal process.
Historical tablets, memorial plaques or emblems installed by governmental agencies or religious or recognized nonprofit organizations, not to exceed six square feet.
Transportation signs, including bus stops, etc., not to exceed two square feet.
Flags or emblems of religious, educational or governmental organizations or individuals, flown from supports of the buildings or grounds being occupied by the organization or an individual.
Signs necessary for the identification, operation or production of a public utility.
On-premises directional and/or instructional signs for the convenience of the general public, identifying public parking areas, loading zones, entrances and exits, self-service areas and similar signs, internally illuminated or nonilluminated, not to exceed four square feet. Where a portion of a sign is text required by law or regulation, the total area may be increased to a maximum of six square feet per face. Business names or personal names shall be allowed, not to include advertising messages. A maximum height of six feet shall be allowed, except that, where required for public safety and/or by permission of enforcement officers, a maximum height of 10 feet may be allowed.
"Warning," "Private Drive," "Posted" or "No Trespassing" signs, not to exceed two square feet in surface area.
Signs which are an integral part and advertise only the contents of vending machines and which are located within the profile of such vending machines, such as gasoline pumps and snack or beverage machines, not to exceed two square feet.
On-premises signs which are not visible from any public street or adjoining and abutting properties.
Signs advertising the sale, lease or rental of the premises upon which the sign is located, to be nonilluminated.
LC, PR, RR, WR, MDR, NR and PUD Zoning Districts: one sign per owner and one sign per broker, each sign not to exceed six square feet.
MS, O, RC, NC, CI, CM, ESC, CLI and HI Zoning Districts: one sign, not to exceed 50 square feet. Setbacks from all property lines shall be a minimum of 15 feet.
Signs shall be removed by three days after the sale, lease or rental of the premises.
Project signs, nonilluminated, denoting the developer, architect, engineer, subcontractors or contractor on the premises where construction, repair or renovation is in progress. Each project shall be permitted one sign, not to exceed 50 square feet in surface area, to be removed upon completion of the project but not to be in place longer than two years. Setbacks from all property lines shall be a minimum of 15 feet.
One double-faced freestanding sign and one single-faced attached sign for professional offices (physician, dentist, architect, engineer, surveyor or lawyer) and permitted home occupations, not to exceed two square feet of surface area per face, stating name and vocation only.
Name and number plates identifying residents, mounted on a house, apartment or mailbox, not to exceed one square foot.
Lawn signs identifying residents, not to exceed one square foot of surface area, or two square feet if double-faced. Signs are to be nonilluminated except by a light which is an integral part of a lamppost, if used as a support, with no advertising message thereon.
Private-owner merchandise sale signs for garage sales and auctions, not to exceed four square feet, for a period not to exceed seven days.
Price signs required on fuel pumps by New York State or federal law, not to exceed the minimum size requirements established by said state or federal laws. If such a sign uses light-emitting diodes (LEDs) to display prices (sometimes known as an "LED price sign" or an "LED variable message price sign"), it may be permitted subject to the following restrictions:
[Amended 10-17-2016 by L.L. No. 7-2016]
Flashing, animated or variable color LEDs and signs are prohibited.
LED price signs shall show the pump unit price of the fuel(s) only. All other informational content is prohibited.
The maximum permitted horizontal illuminance shall not exceed 0.1 footcandles. The property owner, lessee or manager responsible for the fuel pump(s) must have on site and produce upon request a manufacturer's certification that each LED variable message price sign in use meets this standard.
Temporary signs shall be permitted for a period not to exceed 60 days per calendar year, provided that such signs are not attached to fences, trees, utility poles, rocks or other such parts of a natural landscape, and further provided that such signs are not placed in a position that will obstruct or impair vision or traffic or in any manner create a hazard or disturbance to the health and welfare of the general public. Temporary sign permit applications shall be available from the office of the Zoning Administrator. The application must be signed by the property owner or his/her authorized agent, and the proper fee and deposit must be paid at the time of application submission.
The sign must be removed upon expiration of the permit. Upon failure of the permit holder to remove the sign, the Zoning Administrator will issue a written notice directing that the sign be removed within 24 hours. Failure to comply with this notice within 24 hours shall result in forfeiture of the cash deposit.
All regulations as listed in § 140-5, General standards and regulations, shall apply to temporary signs.
The following temporary signs are prohibited:
A-frame style of a temporary nature.
Types of temporary signs allowed:
Temporary wall signs.
Temporary, double-sided, freestanding signs.
Off-premises, temporary signs with property owner approval.
Sizes of temporary signs allowed:
Temporary wall signs shall be limited to 32 square feet in area.
Temporary freestanding signs shall be limited to 16 square feet in area.
Placement of temporary signs allowed:
Temporary wall signs must be placed flush against the wall of a building and may not project more than four inches from the surface of the wall to which they are attached.
Temporary freestanding signs must be placed a minimum of 15 feet from the front property line. In instances where the front property line cannot be determined, the following setbacks shall apply:
Forty feet from the center line of a two-lane road.
Forty-five feet from the center line of roads with three or more lanes.
Five temporary sign permits per applicant for a total of 60 days per calendar year.
Only one active, temporary sign permit per applicant.
Any advertising signs that are located on property where the goods or services mentioned on the sign are not available are not permitted, except billboards or signs permitted under § 140-4B(3) or § 140-6B(5).
Illumination. All illuminated signs shall employ only lights emitting a light of constant intensity, and no sign shall be illuminated by or contain flashing, intermittent sequences or moving lights. No bare lamps, bare bulbs or fluorescent tubes shall be allowed. No bare lamps or bare bulbs on a string shall be allowed. All exterior sign lighting shall be downcast with cutoff fixtures. The provisions of this subsection shall not be applied so as to prohibit a sign changing to show time or temperature. No sign shall use reflective material which sparkles or glitters. Signs known as digital billboards, electronic display panels and similar LED digital advertising displays shall be prohibited, with the exception of price signs on fuel pumps as required by applicable state and/or federal laws. (See § 140-30.)
Hazard or nuisance. No sign or illumination therefrom shall be so placed as to be a hazard to traffic or the public generally or as to be a nuisance or annoyance to the residents or occupants of any other building or premises, nor shall any sign project into any required setback or public right-of-way.
Signs using red, yellow or green lights shall not be placed within 100 feet of traffic control signals.
Signs or advertising matter of an indecent or obscene nature shall be prohibited.
No misleading advertising shall be allowed.
Signs using wording such as "stop," "look," "danger" or words of a similar nature which may tend to confuse, mislead or resemble any governmental or duly authorized sign shall be prohibited.
Human signs shall be prohibited.
No projecting sign shall be erected or maintained from the face of a building a distance of more than four feet.
Any advertising which uses a series of two or more signs placed along a street or highway, carrying a single advertising message or theme, part of which is contained on each sign, shall be prohibited.
All signs and parts thereof shall be stationary and shall not be allowed to move or simulate movement. Flags, banners, pinwheels, posters, balloons, streamers, searchlights or other similar fluttering, moving or revolving devices for the purpose of advertising or attracting attention shall be prohibited, except as may be permitted under § 140-4, Temporary signs.
No permanent sign erected or maintained in the window of a building and visible from any public or private street or highway shall occupy more than 20% of the area of said window.
Only one sign designating credit cards acceptable at any one premises may be displayed. Such sign shall be no more than two square feet in area. Said sign area shall not be computed as part of allowable sign footage.
Portable signs shall not be allowed. Vehicles parked on the street or in locations on private property which have attached thereto or suspended therefrom any advertising sign shall not be allowed. This subsection shall not apply to permanent business identification on vehicles.
Signs which project above any roof ridgeline or parapet line shall not be permitted. Signs, other than permitted projecting signs, which change the profile of the building shall not be permitted.
The text on each sign shall be limited to the following:
The name or assumed name of the owner of the property on which it is located.
The principal business or businesses conducted on the property.
A brief indication of the products or services available.
(No) vacancy.
A wall sign shall not project more than 15 inches from the face of the building wall nor extend beyond the outer edge of the wall to which it is attached.
Advertising panels shall meet the following requirements:
No new advertising panels shall be constructed or erected.
Expansion of existing advertising panels is prohibited.
Advertising panels that have not shown advertising for an existing business or event for over one year shall be discontinued and removed.
Standard outdoor advertising panels may be continued and maintained in any commercial or industrial zoning district, but they may not be double-decked or over 20 feet in height, and they shall employ only lights emitting a light of constant intensity.
General. No sign or other device for advertising purposes shall be erected, established, constructed, reconstructed, enlarged, extended, moved or structurally altered after the effective date of this chapter without application for and issuance of a permit, except as provided for by this chapter.
Setback size, placement and number, height and off-premises directional sign limitations of permitted signs:
Setback of freestanding signs. The setback for freestanding signs shall be a minimum distance of 15 feet from any property line.
Freestanding signs. The surface area of one side shall not exceed 45 square feet at a fifteen-foot setback or 60 square feet at a twenty-five-foot setback.
Signs attached to buildings (wall signs and permitted roof signs).
The surface area of signs attached to any building shall not exceed 20% of the area of the wall or roof to which such sign is attached or up to 30 square feet, whichever is less. The size of wall signs and permitted roof signs will be further regulated by the distance of the building from the front property line. Buildings which are located at a distance of at least 100 linear feet from the front property line are permitted to have a wall sign or a permitted roof sign of up to 100 square feet. Buildings with more than 100 feet of setback from the front property line will be permitted an additional 10 square feet of sign surface for each 10 additional feet of setback to a maximum sign size of 200 square feet. A shopping center with a group of stores or sales or service buildings shall not be eligible for this permit.
In order for a roof sign to be permitted, there must be compliance with all other provisions of this chapter. If a roof sign is permitted under this chapter with respect to a particular building or structure, only either a roof sign or a wall sign shall be allowed, not both, and the total permitted surface area of either such roof sign or wall sign shall be as set forth in Subsection B(2)(b)[1] above.
Placement and number.
Freestanding signs shall be allowed in commercial or industrial zoning districts only, except as provided for in this chapter.
Signs attached to or painted on buildings shall be allowed in commercial or industrial zoning districts only, except as provided for in this chapter.
A business located on a parcel of property shall be granted a permit for two signs: one freestanding, double-faced sign and one sign attached to a building (wall sign or permitted roof sign) or two signs attached to a building. A building on a street corner lot or contiguous to two streets shall be allowed two building signs and one freestanding sign. Where a building is situated on a corner lot, one wall sign will be allowed on each side of the building facing a public street. Only one freestanding sign will be permitted in these circumstances.
Business complex. The following regulations shall apply specifically to a business complex. These regulations supersede other provisions of this chapter.
No signs other than the following types of signs shall be allowed within a business complex:
Wall/roof signs.
On-premises directional signs, as described in § 140-3G.
Signs allowed within a business complex shall comply with the following size and dimensions:
Double-sided, freestanding signs shall be limited to 45 square feet in area at a setback of 15 linear feet and 60 square feet in area at a setback of 25 feet. Maximum height shall not exceed the requirements outlined in § 140-6B(4).
Wall/roof signs shall be regulated by the distance of the wall or roof on which the sign is to be placed to the front property line. At a distance of up to 80 linear feet from the front property line, the wall or roof sign area shall be limited to 100 square feet. Linear setback distances of greater than 80 linear feet from the front property line shall be permitted an additional 10 square feet of sign area for each 10 additional feet of setback distance, up to a maximum limit of 200 square feet.
Directional signs shall be limited to four square feet in area. When a portion of a sign is text required by law or regulation, the total area may be increased to a maximum of six square feet. The maximum height shall be limited to 10 feet.
Placement of signs within a business complex shall be regulated as follows:
A freestanding sign may be placed at each entrance accessing a different public right-of-way. Freestanding signs shall be placed a minimum of 15 feet from any property line.
Wall/roof signs shall not project above the roof ridgeline or parapet line of the building to which they are attached. Wall/roof signs shall not alter or expand the profile of the building to which they are attached.
Directional signs shall only be placed at points of ingress or egress to the business complex. Placement of directional signs shall not adversely affect vehicular or pedestrian traffic safety or flow.
The number of business complex signs shall not exceed the following criteria:
One freestanding sign per entrance accessing a different public right-of-way.
One wall sign per occupant of the business complex.
Other provisions. Lettering and/or logos on freestanding signs for business complexes shall be a minimum of six inches in height.
Hotels, motels, golf clubs, ski areas, boat storage, amusement centers and other substantial facilities in all zoning districts shall be permitted two signs of 50 square feet maximum each.
Roadside stands in all zoning districts shall be permitted two signs: one for identification and one for current products for sale, each sign not to exceed 32 square feet.
Apartment complexes in all zoning districts shall be permitted one sign for each entrance on a different street or highway, each sign not to exceed 32 square feet.
No freestanding sign shall exceed a height greater than the following:
LC, PR, RR, WR, MDR, NR, MS and PUD Zoning Districts: 12 feet.
RC, NC, CI, CM, ESC, CLI and HI Zoning Districts: 20 feet.
O Zoning District: six feet.
The height of such signs shall be measured from the original grade level in the immediate area of the sign and shall include supporting structures.
Signs for the convenience of the general public and for the purpose of directing persons to a business, activity, service or community facility may be erected in any zoning district, provided that such signs do not exceed 10 square feet of area per location, not to exceed a total of 40 square feet.
Text shall be limited to name or identification; arrow or direction; and distance. Advertising messages shall be prohibited.
Permits for such signs shall be subject to the approval of the Zoning Administrator.
Such signs shall be limited to arterial and collector streets.
Such signs shall also comply with § 140-12 of this chapter.
Main Street Zoning District.
Wall signs. Signs above individual establishments shall be centered above each respective shop front. If an awning is present, signs shall be two feet above the awning. For size limitations, see § 140-6B(2)(b).
Hanging or projecting signs.
Shall be placed perpendicular to the wall and should be located above the establishment entrance doorway.
Shall not extend below the bottom of the lintel, nor above the top of the upper bay on multistory buildings.
The lowest point of any projecting sign must be eight feet above any pedestrian walkway.
Bracket designs shall be integrally planned, detailed and highly ornamental in nature. Brackets shall be consistent throughout their use on any individual building.
Window signs. Window signs are encouraged, subject to the following:
Lettering on street level storefront glass shall be no more than eight inches high and obscure no more than 20% of the glass area.
Temporary signs advertising specific products or services may be placed behind the storefront glass, limited to six square feet or 15% of the glass area, whichever is less.
Awnings: Awnings shall be subject to the standards noted in § 179-7-070E(4) of the Code of the Town of Queensbury.
Signs on upper floors. Businesses on upper floors are permitted two signs: one on the edge of an awning or canopy and one painted on the window in separate letters on a clear background no more than six inches high.
All signs shall be made of durable materials.
Wood, metal, stone, brick or similar traditional sign materials are recommended.
Resin or composite materials that give the appearance of traditional materials may also be used.
Lighting: If the sign is to be illuminated, it must utilize exterior downcast cutoff illumination.
Translucent or backlit signs, canopies or awnings.
Paper displays and posters attached to windows are not permissible without Town Board approval.
Individual letter signs not installed to appear flush-mounted, or with exposed raceways containing electrical transformers or similar components, are prohibited.
Signs that extend above the principle roofline at the top of the building facade.
Planning Board review: Individual signs are subject to Planning Board review as part of any required site plan review application.
Office Zoning District.
Monument style required.
Height shall not exceed six feet.
Design, color and appearance shall be Adirondack or rural in appearance and shall complement the architectural style of the building.
Building or entry signs.
One building or entry sign (not both) is allowed per building.
Building-mounted or entry signage will be limited to two square foot (or less) per tenant.
Entry signage may have identification on both sides of sign.
Lighting: All signs shall use exterior downcast illumination.
Neighborhood Commercial Zoning District.
[Added 10-17-2016 by L.L. No. 7-2016]
Windows signs. Window signs are prohibited for interior storage facility uses.
Signs proposed for properties within the Lake George Park shall also comply with the requirements of 6 NYCRR Part 646-7, which is administered by the Lake George Park Commission.
Signs proposed for Class A or Class B Regional Projects within the Adirondack Park, and not also within the Lake George Park, shall be subject to the sign standards contained in 9 NYCRR in Appendix Q-3 of the Adirondack Park Agency Rules and Regulations.
All sign permit approvals and fees previously issued and collected by the Town of Queensbury under any previous sign ordinance shall be deemed valid, binding and in full force and effect, subject to the limitations of § 140-10 below.
A nonconforming sign is a sign which is in conflict with the provisions of this chapter. Except for any sign for which a variance was previously granted, any sign in existence on the effective date of this chapter and made nonconforming by the provisions of this chapter shall be brought into conformity in all respects with the provisions of this chapter or shall be removed within five years of such effective date.
Application for permit. Application for the permit shall be made in writing, in duplicate, upon forms prescribed and provided by the Zoning Administrator and shall contain the following information:
The name, address and telephone number of the applicant and the owner of the premises.
A detailed drawing or plan, to scale, showing the area (size) and the lettering and/or pictorial matter composing the sign; a description of the construction details of the sign; the method of illumination, if any; the location of the sign on any building, structure or land and its position in relation to nearby buildings, structures, lot boundaries and any private or public streets or highways; and any other information deemed necessary by the Zoning Administrator.
Written consent of the owner or lesser of the building, structure or land to which or on which the sign is to be erected, in the event that the applicant is not the owner thereof.
A change of copy requires a permit, except in the case of any changeable copy sign.
Fees. Fees provided for by this chapter shall be paid upon the submission of petitions, applications and appeals, in such amount or amounts as shall be established by the Town Board from time to time by resolution and which are incorporated into this chapter by reference. Said fees will be posted in the Building Department on the official Building and Codes Fee Schedule.
Issuance of permit. It shall be the duty of the Zoning Administrator, upon the filing of an application for a permit to erect a sign, to examine such plans, specifications and other data submitted to him with the applications and, if necessary, the building or premises upon which it is proposed to erect the sign or other advertising structure. If it shall appear that the proposed sign is in compliance with all the requirements of this chapter and other laws and ordinances of the Town of Queensbury and that the necessary fee has been paid, the Zoning Administrator shall issue a permit for the erection of the proposed sign. If the sign authorized under such permit has not been completed within six months from the date of the issuance of such permit, the permit shall become null and void, but may be renewed once, within 30 days from the expiration thereof, for good cause shown, for an additional six months, upon payment of an additional fee as noted on the official Schedule of Fees for the Town of Queensbury.
All signs in the Town shall meet the following requirements:
Internally illuminated signs. Such signs shall be constructed in conformance with the Standards for Electric Signs (UL 48) of Underwriters Laboratories, Inc., and bear the label of the Underwriters Laboratories, Inc.
Wind pressure requirements. All freestanding signs shall be designed and constructed to withstand a wind pressure of not less than 30 pounds per square foot of area.
General maintenance. The Director of Building and Code Enforcement shall require proper maintenance of all signs and shall inspect every sign within 30 days after it is erected. All signs, together with all of their supports, braces, guys and anchors, shall be kept in repair, in safe condition and in a proper state of preservation.
All illuminated signs shall be inspected and certified by an appropriate electrical inspection agency under Chapter 80, Electrical Standards, of the Code of the Town of Queensbury, if they do not bear the Underwriters Laboratories, Inc., label.
Penalty for failure to apply for sign permit. Any person who proceeds to erect, reerect, construct or structurally alter any sign without first applying for and obtaining the necessary permit shall be considered in violation of this chapter and shall be liable for a fine of not more than three times the maximum established fee for a sign permit in accordance with § 140-11B at the time the violation is discovered for each offense. Each day that the violation is permitted to exist shall constitute a separate offense.
Penalty for failure to comply with chapter. In case of a violation of this chapter, the Town and its officers may, in addition to any other remedies conferred by law or ordinance, institute any appropriate proceedings to prevent unlawful erection, construction, reconstruction or alteration of any sign.
Penalty for failure to maintain. The Zoning Administrator may order the removal of any sign that is not maintained in accordance with this chapter.
Removal of certain signs. Any sign now or hereafter existing which no longer advertises a bona fide business conducted or product sold shall be taken down and removed by the owner, agent or person having beneficial use of such building, structure or lot upon which such a sign is located within a period of 30 days after written notification from the Zoning Administrator, after which period the Zoning Administrator is hereby authorized to cause removal of such sign, and any expenses incidental thereto shall be chargeable to the owner of the building, structure or lot upon which the sign is located.
Unsafe signs. If the Zoning Administrator shall find that any sign or other advertising structure regulated herein is unsafe, insecure, a menace to the public or has been constructed or erected or is being maintained in violation of the provisions of this chapter or any other ordinance, law or statute, he shall give written notice to the owner of the sign and/or property thereof. If the owner fails to alter the structure so as to comply with such ordinance, law or statute, and/or remove such sign or structure, whichever is applicable, within 30 days after such notice, the Zoning Administrator shall be authorized to cause removal of such sign, and any expenses incidental thereto shall be chargeable to the owner of such sign and/or premises upon which the sign is located. The Zoning Administrator may cause any sign or structure of a sign which is an immediate peril to persons or property to be removed upon notice to the property owner, with the expenses charged to the owner.
This chapter shall be enforced by the Zoning Administrator or his duly authorized assistant(s), who shall be appointed by the Town Board. No permits for signs shall be issued by him, except where all of the provisions of this chapter have been complied with. It shall be the duty of the Zoning Administrator to issue a sign permit, provided that he is satisfied that the sign conforms in all respects with the requirements of this chapter and that all other reviews and actions, if any, called for in this chapter have been complied with and all necessary approvals secured therefor. When the Zoning Administrator is not satisfied that the applicant's proposed sign will meet the requirements of this chapter, he shall refuse to issue a sign permit, and the applicant may appeal to the Board of Appeals for a reversal of the decision of the Zoning Administrator. The Zoning Administrator shall further have the power to revoke permits issued if it shall appear at any time that the application or accompanying material is in any respect false or misleading or that the work being done is differing materially from what is called for on the application filed with him.
In addition to the Town of Queensbury officers and/or employees authorized, expressly or by implication, to administer and enforce this chapter, the Code Compliance Officer, Director of Building and Code Enforcement, Zoning Administrator and Fire Marshal for the Town of Queensbury are expressly delegated the duty and responsibility to administer and enforce the provisions of this chapter.
Violations enforced. Whenever a violation of this chapter or the terms and conditions of any permit or approval issued under this chapter occurs, the Zoning Administrator or authorized designee may, at his own initiative, enforce compliance and order that the violation be remedied. In addition, any person, a Town official or board may file a complaint requesting enforcement action by the Zoning Administrator or authorized designee. All such complaints shall be made, in writing, to the Zoning Administrator or authorized designee, who shall properly record such complaint and timely investigate and report findings thereon to the Town Board. The Zoning Administrator or authorized designee shall have authority to serve an order to cease or remove a violation (otherwise known as a "stop-work order" or "order to remedy"), or to issue a summons, or take any such enforcement action authorized by law upon any person owning, leasing, controlling or managing any building, structure or land on which a sign violating the provisions of this chapter is located.
Remedies for offenses.
Criminal offense. Any person owning, leasing, managing or otherwise controlling any building, structure, premises or land where a violation of this chapter occurs and any person who commits or assists in the commission of any violation of this chapter who, after being served with an order to cease (stop-work order) or remove such violation (order to remedy), fails to comply with such order within 10 days after such service may be found guilty of an offense and subject to a fine as authorized in § 268 of the Town Law. Every such person shall be deemed guilty of a separate offense for each week such violation, disobedience, omission, neglect or refusal shall continue. Where the person committing such violation is a partnership, association or corporation, the principal executive officer, partner, agent or manager may be considered to be the "person" for the purpose of this chapter. The Zoning Administrator or authorized designee has the authority under this chapter and the Town Law to prosecute any such violations in the Town of Queensbury Justice Court or other court of competent jurisdiction.
Civil offense. In addition to the penalties in Subsection A above, any person who violates any provision of this chapter shall, for every such violation, forfeit and pay a civil penalty of not more than three times the maximum established fee for a sign permit in accordance with § 140-11B per violation. When a violation of any of the provisions is continuous, each day thereof shall automatically constitute a separate and distinct violation, subjecting the offender to an additional civil penalty without the necessity for any further notice, order or other action by the Zoning Administrator or authorized designee. The Zoning Administrator or authorized designee has the authority under this chapter to commence a civil action in order to collect the civil penalty or penalties imposed pursuant to this section in the Town of Queensbury Justice Court or other court of competent jurisdiction, provided the Town Board consents to same. To the extent that this provision is inconsistent with the Town Law of the State of New York, Chapter 62 of the Consolidated Laws, Article 16, § 268, the Town Board of the Town of Queensbury hereby declares its intent to supersede said section of the Town Law, pursuant to its home rule powers under the Municipal Home Rule Law, Article 2, § 10 et seq., of the Consolidated Laws of the State of New York.
The methods of enforcement as set forth in Subsection D(1) and (2) above, as well as Subsection E below, are not exclusive and may be utilized together, alternatively, repeatedly or in any combination thereof until compliance is obtained and the violation is abated. Abatement of the violation does not preclude the exaction of a penalty, fine or collection of attorney fees and costs and such other relief a court may order.
Alternative remedies. In case of any violation or threatened violation of any of the provisions of this chapter, or conditions imposed in any approval, permit or certificate of compliance, in addition to the remedies herein provided, the Town may, by resolution of the Town Board, institute any appropriate action or proceedings for injunctive or other relief to prevent, restrain, correct or abate such violation, to prevent the occupancy of such building, structure or land or to prevent any illegal act, conduct, business or use in or about such premises. As part of such action, the Town may request from the court an order that requires the violator to reimburse the Town for the costs, including the attorney fees, incurred with respect to the action for injunctive relief.
The Town Board for the Town of Queensbury herein grants the Zoning Administrator and authorized designees or other administrative officials named in § 140-15B the enforcement responsibility of immediately terminating or prohibiting the continuance of any actions which are in violation of this chapter by posting a stop-work order or order to remedy on the premises wherein the violation has occurred.
The stop-work order or order to remedy shall serve notice to the owner, occupant, builder, developer, agent and/or any other individual or business on the premises that all such actions specified on the stop-work order or order to remedy must be terminated, abated or remedied immediately or within such time specified in such order.
Relief from the stop-work order or order to remedy can be realized as follows:
If all provisions of this chapter, together with other conditions specified by the Zoning Administrator, are met and no violation exists.
Appeal to, and subsequent decision or order from, the Zoning Board of Appeals, that, pursuant to its appellate authority as specified in Chapter 179, Article 14, reverses, voids or otherwise modifies the order appealed from.
Misrepresentation. Any permit or approval granted under this chapter which is based upon or is granted in reliance upon any material misrepresentation, or failure to make a material fact or circumstance known, by or on behalf of an applicant shall be void. This section shall not be construed to affect the remedies available to the Town elsewhere in this chapter.
Complaints. Whenever a violation of this chapter occurs, any person may file a complaint in regard thereto. All such complaints shall be filed, in writing, with the Zoning Administrator or authorized designee, who may require such complaint to be in writing. The Zoning Administrator or authorized designee shall investigate the complaint and take such action as is appropriate in his/her discretion. The Zoning Administrator shall keep records of all complaints made and the results of any investigations conducted.
An appeal to the Zoning Board of Appeals from a ruling of the Zoning Administrator, authorized designee or other administrative officials named in § 140-15B may be taken by a person aggrieved by filing with the Zoning Administrator from whose action the appeal is taken and with the Board of Appeals by filing with the Secretary thereof a notice of appeal specifying the grounds therefor in the form set forth herein. All such appeals shall be in writing and shall refer to the specific provisions of this chapter setting forth exactly the interpretation that is claimed and such other information as shall be deemed appropriate and proper by the Zoning Board of Appeals. An appeal shall stay all proceedings and furtherance of the action appealed from, unless the Zoning Administrator certifies for the Board of Appeals, after notice of such appeal shall have been filed, that by reason of the fact stated in the certificate, a stay would, in his opinion, cause imminent peril to life or property, in which case proceedings shall not be stayed otherwise than by restraining order, which may be granted by the Board of Appeals or by the Supreme Court on application on notice to the Zoning Administrator and on due cause shown.
All decisions from the Board of Appeals are subject to court review in accordance with the applicable laws of the State of New York.
The Board of Appeals shall hear each appeal within 60 days of filing thereof. The decision of the Board of Appeals shall be filed in its office and shall become a public record. The Board of Appeals may, in conformity with the provisions of this chapter, reverse, affirm, wholly or partly, or modify the order, requirement, decision or determination appealed from or make any such order, requirement, decision or determination as may be necessary in accordance with the provisions hereof. Unless otherwise specified by the Board of Appeals, a decision on any appeal or request for a variance shall expire in the event that the applicant fails to obtain any necessary permit or comply with the conditions of such authorized permit within six months from the date of authorization thereof.
The Board of Appeals shall fix such a reasonable time for the hearing of an appeal or other matter referred to it and give the public notice thereof by the publication of the same in the official paper of the notice of the meeting at least 10 days prior to the date thereof and shall, at least five days before such hearing, mail notice thereof to the following officials, persons and owners of properties involved and in accordance with the requirements of § 267, Article 16, Chapter 62, of the Consolidated Laws of the State of New York (Town Law § 267):
When appealing the action of the Zoning Administrator: the Zoning Administrator, the appellant and also the applicant, if the appellant is an aggrieved person other than the applicant.
In the case of a variance, all owners of property within 500 feet of the nearest line of the property for which the variance or other special relief is sought, and to such other property owners as the Chairman of the Board of Appeals may direct.
The Board of Appeals may vary or alter or adapt the strict application of any of the requirements of this chapter in the case of exceptional physical conditions. No variance in the strict application of the provisions of this chapter shall be granted by the Board of Appeals unless it finds that there are special circumstances or conditions applying to the land or a sign and not applying generally to land or signs in the neighborhood.
In making its determination whether to grant a sign variance, the Zoning Board of Appeals shall take into consideration the benefit to the applicant if the variance is granted, as weighed against the detriment to the health, safety and welfare of the neighborhood or community by such grant. In making such determination, the Board shall also consider:
Whether the requested sign variance is substantial;
The Board of Appeals, in granting any area variance, shall grant the minimum variance that it shall deem necessary, and at the same time preserve and protect the character of the neighborhood and the health, safety and welfare of the community.
For decisions involving lands within the Adirondack Park, the Board shall notify the Adirondack Park Agency, by certified mail, of such decision. Any variance granted or granted with conditions shall not be effective until 30 days after such notice to the Agency. If, within such thirty-day period, the Agency determines that such variance involves the provisions of the Adirondack Land Use and Development Plan as approved in the local land use program, and was not based upon the appropriate statutory basis of practical difficulties or unnecessary hardships, the Agency may reverse the local determination to grant the variance.
The Board of Appeals shall, upon appeal from a decision by an administrative official, decide any question involving the interpretation of any provision of this chapter, including a determination as to the exact location of any district boundary if there is any uncertainty with respect thereto.
For purposes of this section, "Main Street Corridor Project" shall mean the widening of and installation of underground infrastructure along Warren County Route 28 from Exit 18 of the Adirondack Northway (NYS Route I-87) to the City of Glens Falls municipal boundary.
Any sign which is lawfully in existence on the effective date of this section and which is required to be relocated as a result of the Main Street Corridor Project shall be required to obtain a permit under this chapter if it is relocated pursuant to this § 140-18.
If a sign is required to be relocated because the land on which it is located has been conveyed to or acquired by the Town of Queensbury or Warren County for purposes of the Main Street Corridor Project, the existing sign may be moved or replaced in a new location by a new sign of the same size, type, text and appearance. The new location shall be a location which is in compliance with this chapter and any prior Town approval or, if compliance is not possible, a location which the Zoning Administrator determines to be most nearly in compliance. Any prior Town approval shall be deemed to be amended to allow the new location authorized by the Zoning Administrator.
If an existing sign becomes noncompliant with this chapter or any applicable municipal permit as a result of the transfer of adjacent land to the Town of Queensbury or Warren County for purposes of the Main Street Corridor Project, the sign may be relocated as described in Subsection C or may continue in its current location. If the sign is replaced in the future, it shall be relocated as provided in Subsection C.
Relocation of any sign pursuant to this section must be accomplished within two years after the final acceptance date shown on the Final Acceptance of Locally Administered Federal Aid Project form relating to the Main Street Corridor Project.