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Master sign plans are intended to promote consistency and enhance the compatibility of signs with the architectural and site design features of a development.
The provisions of a master sign plan must be met in addition to the general sign regulations specified in UDO Section 7.03 Sign Regulations. A master sign plan includes information about sign locations, type, materials, size and number, style and color, illumination, and landscaping.
Please contact the Department of Planning & Zoning at (919) 557-3908 for additional information or for master sign plans for single use sites.
The following are the current master sign plans on record with the Town of Holly Springs Department of Planning & Zoning. The master sign plans were prepared by the developer of the project to ensure long term aesthetic compatibility of signage throughout the development.
NC 55 Bypass and Ballentine Street
File Number: 01-PUD-03
Date Approved: 11/19/2002
Zoning: PUD
Additional Sign Regulations: UDO Section 7.03, E. Signs in Commercial/Mixed Use Districts and Industrial Parks
A specific design compatibility statement including specific architectural requirements shall be submitted prior to, or simultaneously with, the first development plan for review.
File Number: 97-COM-12
Date Approved: 08/04/1998
Date Amended: 03/04/2003
Zoning: LB (Local Business)
Additional Sign Regulations: UDO Section 7.03, E. Signs in Commercial/Mixed Use Districts and Industrial Parks
All signs must be individual letters, raceway mounted with raceway painted to match the building. A maximum of three colors shall be used for all signs. Planning and Zoning Note: Currently two colors are being used: white and red.
Holly Springs Road and Bass Lake Road
File Number: 00-PUD-05, 00-PUD-05-A01
Date Approved: 03/05/2002
Date Amended: 07/22/2003
Zoning: PUD
Additional Sign Regulations: UDO Section 7.03, E. Signs in Commercial/Mixed Use Districts and Industrial Parks
Ground Signs:
- Maximum Height shall be limited to 4 feet.One ground sign shall be allowed per road frontage. Ground signage may either contain the name of the development (i.e. shopping center or office park) or the name of the anchor tenant. Materials shall be complementary in composition and color to those building materials used on the primary building located on-site. Sign bases or structures shall consist primarily of masonry or stone materials. Illumination shall be internal.
- Maximum sign area shall be 40 feet.
Monument Signage:
- Maximum height shall be limited to 15 feet.Only one monument sign shall be allowed in the MU3/ MU4 sections of Rhamkatte Village PUD. Monument signage may contain the name of the development (center) as well as the logo and/or name of no more than three tenants. The area encompassed by the logos shall not comprise more than 30% of the total monument sign structure.Sign materials shall be complimentary in composition and color to those building materials used on the primary building located on-site. Sign bases or structures shall consist primarily of masonry or stone materials. Illumination shall be internal.
- Maximum sign area shall be 160 square feet.
Façade Signage:
- Each storefront shall be allowed one façade sign. Corner stores with two building frontages shall be allowed one sign per frontage. Façade signage shall consist of channel lettering which is uniform in color and font. Signage shall consist of individual lettering and be wire or raceway mounted. Raceway color shall match the façade. Color shall be Lumasite color # white 1020 by American Acrylic Corporation. The font selection for each sign shall be determined at the time of sign application and review. Corporate logos (in color) shall be allowed and shall be counted towards the sum of the permitted sign area.
- Except for the primary tenant signage, the height of any lettering shall be no less than 24" and no more than 30".
The height of any logo shall be no less than 24" and no more than 45".
- A maximum of 70% of the lineal footage of each storefront shall be utilized for façade signage.
- All façade signage shall be internally illuminated.
NOTE: Sign permits, issued by the Town of Holly Springs Department of Planning and Zoning must be obtained prior to installation of any of the above signage.
S. Main Street and Avent Ferry Road
File Number: 00-COM-13
Date Approved: 01/16/2001
Date Amended: 02/09/2005
Zoning: TV (Town Village)
Additional Sign Regulations: UDO Section 7.03, F. Signs in the NV and LB Districts on Local or Collector Streets and the TV District
Sign and Awning Styles, Locations, and Sizes
Color Swatches
Building Identification Signage
GB Alford Highway & New Hill Road
File Number: 08-DP-11
Date Approved: 12/02/2008
Zoning: CB (Community Business District)
See Master Sign Plan
File Number: 97-COM-03
Date Approved: 02/04/1997
Zoning: PUD
Additional Sign Regulations: UDO Section 7.03, E. Signs in Commercial/Mixed Use Districts and Industrial Parks
Signage is intended to both identify the development and individual tenants within the development and individual tenants within the development while being consistent with other commercial uses.
GROUND SIGN (TO IDENTIFY THE DEVELOPMENT):
One ground sign not to exceed 32 square feet in area nor more than 3'-6" in height, single sided, not internally illuminated. Dominant material to be of the face brick to match the buildings. Lettering to be limited to address the project name (i.e.: Oakhall Business Center) with letter style and color to match those in signs on the building.
BUILDING SIGNAGE (TO IDENTIFY INDIVIDUAL TENANTS):
Each tenant may have one identification sign not to exceed 15 square feet in total area with maximum letter height of 15 inches. Letters shall be individual, internally lighted with white acrylic faces and black returns. Dominant letter style shall be Helvetica Medium.
File Number: 95-COM-02
Date Approved: 04/25/1995
Zoning: LB (Local Business)
Additional Sign Regulations: UDO Section 7.03, E. Signs in Commercial/Mixed Use Districts and Industrial Parks
Signage will be standardized, white, individual, illuminated letters mounted on a raceway for shop tenants matching the white color of the individual illuminated letters of the major tenants.
N. Main Street and Rosewood Center Drive
File Number: 01-MAS-05
Date Approved: 09/04/2001
Zoning: CB (Community Business District)
Additional Sign Regulations: UDO Section 7.03, E. Signs in Commercial/Mixed Use Districts and Industrial Parks
One (1) freestanding sign at Rosewood Centre Drive and NC 55 to identify the integrated center.
One (1) double-faced sign to be located in the front sign zone of individual sites, meeting the separation requirements outlined in the Holly Springs Unified Development Ordinance (UDO), Section 7.03. Both faces of the sign will be part of the same structure with sign faces having no more than a fifteen (15) degree angle from each other and being no more than forty-two (42) inches from each other at any point. Color palette and font style will be consistent throughout the subdivision and materials will be compatible with proposed buildings. Double-faced signs are anticipated to be ground lit. Exact sign and locations of signage to be determined in the future based upon a site layout, but will meet requirements as outlined in the Town of Holly Springs UDO.
See master sign plan.
G.B. Alford Highway (N.C. 55) and Ralph Stevens Road
File Number: 02-MAS-11
Date Approved: 02/04/2003
Zoning: CB (Community Business District)
See master sign plan.
CONDITION OF APPROVAL: Detailed architectural and site design requirements and master signage plan for the entire development shall be submitted with the first development plan petition.
Holly Springs Road and Sunset Lake Road
File Number: 02-ZPF-16
Date Approved: 11/05/2002
Zoning: LB (Local Business)
Additional Sign Regulations: UDO Section 7.03, E. Signs in Commercial/Mixed Use Districts and Industrial Parks
The general sign design will be internally illuminated white acrylic letter faces with medium gray trim and cans for the minor tenants. The letter type style will be consistent throughout the center. Letter heights will be from 18 to 36 inches depending upon the tenant size. The minor tenants' signs will be mounted within recessed sign channels provided by the Landlord. The major tenants' signs will be internally illuminated red acrylic letter faces with medium gray trim and cans. The letter height for major tenants will be 48 to 60 inches depending upon size of the tenant. Letter style will be per the major tenant's registered national logo. The signs will adhere to the Town of Holly Springs sign ordinance restrictions and subject to approval by the Town of Holly Springs.
Optimist Farm Road at Pierce Olive Road
File Number: 02-PUD-02
Approved:
Amended: December 6, 2004
Zoning: PUD
Master Sign Plan
Sunset Oaks
Holly Springs, North Carolina
April 27, 2004
Revised 12/06/04
Purpose:
The master sign plan criteria for Sunset Oaks, a Planned Unit Development, has been developed in order to achieve consistency, visual harmony, and a complimentary graphic image within the development as well as to advance the visual impact of the Town of Holly Springs.
Procedure:
Signs within Sunset Oaks shall comply with the sign criteria for Sunset Oaks Master Sign Plan as outlined below. All proposed signage within the PUD shall submit a sign design proposal to the developer and the architectural review committee for review and approval. The proposal should provide the type, number, size and height of all signs proposed. Materials, location, type style, colors used, illumination and overall sign dimensions shall be submitted as part of the proposal.
Proposals which are not in keeping with the approved master sign plan will have to go through the procedures defined in “Changes to the Master Sign Plan” detailed below. Proposals that meet the approved criteria of the master sign plan shall require a written approval from the subdivision developer and the architectural review committee indicating that the proposal meets the criteria of the Sunset Oaks Master Sign Plan. Upon receiving the written approval from the subdivision developer and the architectural review committee, the builder must then apply for an individual sign permit from the Town of Holly Springs. The written approval must accompany the sign permit application.
Temporary Signs: During the sales and marketing period of Sunset Oaks, temporary signs within the neighborhood will be utilized to inform and direct prospective homebuyers. Such signage will be uniform in appearance and will be subject to approval of the Architectural Review Board as set out in the recorded Master Declaration of Covenants, Conditions and Declarations of Sunset Oaks. Following is a description of the temporary signage envisioned:
- Neighborhood Identification Signs : At each of the entrances into Sunset Oaks off of Optimist Farm Rd. and Pierce-Olive Rd., temporary identification signs will be erected that display the neighborhood name, logo, pricing information builder name and contact information. The size of the neighborhood identification signs will not exceed 32 square feet per side(consistent with the Town's UDO limit for commercial signage).
- Sales Model Identification Signs : In front of each of the sales models will be signs that identify the sales model, its hours of operation and the neighborhood logo and builder name. Each of the sales models will also have an awning over the main entrance identifying the sales office and displaying the neighborhood logo. The size of the sales model identification signs will not exceed 16 square feet per side.
- Model Home Identification Signs : Each model home will have an identification sign located in the front yard identifying the name of the model, the builder's name along with the neighborhood logo. The size of the model home identification signs will not exceed 8 square feet per side.
- Neighborhood Information Kiosk : Near the parking areas for the model homes, information kiosks will be erected that display the site plan, neighborhood features and other pertinent information in addition to the neighborhood name, logo and contact information. The size of the neighborhood information kiosk will not exceed 32 square feet each side.
- Amenity Identification Sign : Near the location of the proposed Amenity Site, an identification sign will be erected showing the name, features and an artists' rendering of the facility along with the logo and contact information. The size of the amenity identification sign will not exceed 24 feet per side.
- Directionals : Within the neighborhood, directional signs will be erected that will help prospective buyers locate the model homes, new phases, and amenities. The size of the directionals will not exceed 4 feet per side.
Changes to the Master Sign Plan:
Any changes or variation in a sign design from the Master Sign Plan will cause a uniform change in the entire Master Sign Plan and will require the builder to obtain approval from the subdivision developer who will assess the extent to which the variation is in keeping with the intent and goals of the Master Sign Plan.
Proposed changes shall then be submitted to the Town of Holly Springs Department of Planning and Zoning, who shall determine whether the changes are major or minor according to the Town of Holly Springs Unified Development Ordinance. Said amendments shall be processed accordingly by the Town of Holly Springs Department of Planning and Zoning.
Plan Update:
In order that the Master Sign Plan stays current with the changes in public taste and the marketing images desired by the subdivision developer, a periodic review of the Master Sign Plan will be made every three years. Any changes to the Master Sign Plan shall be submitted by the developer to the Town of Holly Springs according to the process listed above under “Changes to the Master Sign Plan.
Permits
The developer or proposed builder for the lots within the subdivision shall be responsible for obtaining a sign permit from the Town of Holly Springs. All sign permits submitted to the Town of Holly Springs shall include a letter of approval from the SSO, LLC and Architectural Review Committee, stating that the proposed signage meets the Master Sign Plan criteria for Sunset Oaks.
Temporary sales and identification signage shall be regulated by the Town of Holly Springs and Master Declaration of Covenants, Conditions and Declarations of Sunset Oaks. The Master Declaration of Covenants governs all improvements to properties and lots thru the Architectural Review Committee.
General Requirements
All signage shall comply with the sign regulations of the Town of Holly Springs and the Master Declaration of Covenants, Conditions and Declarations of Sunset Oaks.
Sign Colors, Materials and Illumination
All signs shall be rectangular or trapezoidal in shape (18”x24”) and be constructed from cast bronze, and painted brown. Lettering on the sign face shall be polished bronze.
Major Identification Signage shall be illuminated with 200 watt fluorescent fixtures mounted on the ground in front of the sign. Minor Identification Signage may or may not be illuminated. All illumination shall include cut off optics and will not project any glare onto adjacent right-of-way or streets.
Sign Location and Size
The Major Identification Signage will be located on one side of the major entrances to the subdivision (see graphic site plan). This sign will be a ground sign in accordance with the specifications herein and in accordance with the Town of Holly Springs UDO. Minor Identification Signage will be located at the entrance to the Activity Center or specific neighborhoods within Sunset Oaks and will be submitted to the Town of Holly Springs for approval with permit applications.
Major Identification Signs shall not exceed 72” in height and 24 s.f. of sign area; Minor Identification Signs shall not exceed 54” in height and 12 s.f. of sign area. No sign shall be placed in or overhang any public right-of-way.
Sign Lettering and Logos
Sign letters shall be a limited to a maximum of 8”.
Letter style/font shall be “ Georgia ”, “Papyrus” or “Times New Roman” for all signs.
Ornamental Structures
The ornamental structures in which the signage is located shall be constructed in accordance with the graphic details within this Master Sign Plan.
All structures shall be constructed of concrete masonry units and veneered with dry stacked Tennessee field stones and quarried Ashlar stones to a mixture specified in the structure details. Each structure shall be capped with pre fabricated concrete caps or natural stone matching the structure. The pre-fab caps shall have a “limestone finish” and shall be buff in color. The structures shall be consistent with the regulations of the Town of Holly Springs UDO.
Landscaping Beds
The developer shall install a plat bed around the base of each permanent sign in accordance with the Master Sign Plan requirements. These plant beds shall be a minimum of 50 square feet in area and shall be compatible with the proposed site landscape development. These beds shall be approved as part of the freestanding sign permit.
Major Identification Signage
Minor Identification Signage
Interior Subdivision Street
North side of Holly Springs Road and Linksland Drive
File Number: 98-PUD-01
Date Approved: 04/21/1998
Zoning: PUD
Additional Sign Regulations: UDO Section 7.03, E. Signs in Commercial/Mixed Use Districts and Industrial Parks
- All signage shall comply with the Town of Holly Springs Zoning Ordinance Section 9-4022:
| Type of Sign |
Max.
Area
in Sq.
Ft. |
Max
Height
in Feet |
Permit
Required
Prior
to
Installation |
Other Requirements |
| Awning, sewn or silk screened on front of awning |
N/A |
N/A |
Yes |
|
| Canopy Signs (may also be placed on non raisable marquees) |
4 |
|
Yes |
Identification only. One (1) per establishment entrance way. Bottom of sign must be seven (7) feet above sidewalk level- more over public right of way if required by Town Code. |
| Projecting Signs |
20 |
|
Yes |
Sign may be no more than nine (9) feet from wall at farthest point. One (1) such sign per face on street or two (2) per establishment, whichever is less. Such sign may be hung on corner of building, but shall count against the maximum allowed above. Establishment may not also have a wall or roof sign on same face as projecting sign. Corner sign shall count as one (1) face. |
| Wall Signs |
1.25 sq.
ft. of sign area per running foot of building frontage. |
|
Yes |
Wall signs must be mounted on area of wall free of windows, doors, or other architectural detail. Only one wall, roof, or projecting sign per establishment per street frontage is permitted other than those specifically mentioned elsewhere in this table. Such signs may be used only for identification or on-site advertising and at least 80% of sign face shall be for identification. Roof signs are permitted for mansard roofs only, shall be attached flat to the portion of the mansard roof below the deck line, and shall not extend above the highest portion of the roof. |
- All signage shall be subject to review by the developer's ARB.
- Signage in the storefront district shall be either wall signs, projecting signs, or drop awnings. Signage shall be designed in keeping with the architectural character of its proposed identification and shall be in keeping with the overall size and scale of the project. Signage comprised of similar materials, colors and textures.
N. Main Street and Springstone Drive
File Number: 00-COM-11
Date Approved: 01/16/2001/ Amendment approved on 11/19/03
Zoning: NV (Neighborhood Village)
Additional Sign Regulations: UDO Section 7.03, E. Signs in Commercial/Mixed Use Districts and Industrial Parks
The following types of signage will be permitted in the development. All signage must have written approval from the developer:
GENERAL LOCATION OF SIGN
- The overall development will have one (1) ground sign, the approximate location of which is shown on the attached Site Plan;
- Each tenant or business may have one wall sign, the approximate location of which is shown on the attached Wall Sign Locations Plan;
TYPES OF SIGNS
Ground Signs
- The ground sign will comply with the Sign Regulations of the Town of Holly Springs.
- The sign will be a double-faced routed aluminum cabinet, painted or anodized finish and may include brick masonry which matches color of brick on building;
- The letter style will be Futura Condensed Extra Black to match the dominant letter style of wall signage. Letter material will be aluminum and PVC. Letter color will be White face, Hartford Green return to match color of canvas awnings on building; PORTER GUARD DTM Acrylic Satin Enamel, Porter Paints, 400 South 13th Street, Louisville, KY 40203 (Amended 11/14/03).
- Background color of panel will be painted Hartford Green, PORTER GUARD DTM Acrylic Satin Enamel, Porter Paints, 400 South 13th Street, Louisville, KY 40203, to match color of canvas awnings on building.
Wall Signs
- Maximum size of sign surfaces are as follows:
- Street Front Facades - Five (5) percent of the total area of the front façade of the building, structure, or tenant space oriented toward a street
- Side Facades - Three (3) percent of the side façade of the building, structure, or tenant space. Any wall sign oriented toward a side or rear bufferyard may not be illuminated.
- Rear Facades - No signage is allowed on the rear of the building;
- Maximum Sign Length - Sign shall not exceed eighty (80) percent of the linear width of the building, structure, or tenant space on which the sign is located.
- Maximum Size of Letters or Logos - Forth-eight (48) inches in any dimension for an individual letter and sixty (60) inches in any dimension for an individual logo.
- Logo Colors - Logos will be allowed three colors including background color. These colors will be compatible with building colors. Nationally registered logos will be allowed in the registered colors. Returns for logo panels shall be Hartford Green to match color of canvas awnings on buildings; PORTER GUARD DTM Acrylic Satin Enamel, Porter Paints, 400 South 13th Street, Louisville, KY 40203 (Amended 11/14/03).
- Wall signs shall comply with the Sign Regulations of the Town of Holly Springs.
- Wall signs will be internally illuminated with a NEON or LED lighting source (Amended 11/14/03).
- The letter style will be Futura Condensed Extra Black. Letter material will be aluminum and PVC. Letter color will be White face, Hartford Green return to match color of canvas awnings on building; PORTER GUARD DTM Acrylic Satin Enamel, Porter Paints, 400 South 13th Street, Louisville, KY 40203 Amended 11/14/2003).
- Accent or Background color of panel will be Hartford Green, Porter Guard DTM Acrylic Satin Enamel, Porter Paints, 400 South 13th Street, Louisville, KY 40203, to match color of canvas awnings on building.
Awning, Canopy, or Marquee Signs
Awning, canopy or marquee signs are not permitted in this plan.
Other Incidental Signage
All other signage must comply with Town of Holly Springs sign ordinance and have written approval of the Owner.
GENERAL REQUIREMENTS FOR ALL SIGNS
- All wall signs shall have a consistent size for the building, as well as consistent lettering style color, material, and construction.
- No flashing signs or devices displaying intermittent light intensities shall be permitted.
- No sign shall project above the top of the parapet.
- It shall be the tenant's responsibility to erect, maintain, and upon vacating the premises, remove all of his or her signage.
- All signs and equipment shall bear the Underwriters Label (UL) seal and be installed in accordance with the National Electrical Code (NEC).
AMENDMENTS TO THE UNIFORM SIGN PLAN
This Uniform Sign plan may not be amended in any way until and unless an application is filed by the developer with the Town of Holly Springs and written approval of such amendment is obtained from the Town of Holly Springs Division of Planning and Zoning.
The following integrated centers do not have master sign plans and are only subject to the Town of Holly Springs' current sign regulations as noted.
N. Main Street
File Number: 95-PUD-02
Date Approved: 05/01/1995
Zoning: PUD
No Master Sign Plan, See UDO Section 7.03, E.- Signs in Commercial/Mixed Use Districts and Industrial Districts
W. Ballentine Street and Irving Parkway
File Number: 97-COM-15
Date Approved: 10/07/1997
Zoning: Light Industrial (LI)
No Master Sign Plan, See UDO Section 7.03, E.- Signs in Commercial/Mixed Use Districts and Industrial Districts
N. Main Street and Quantum Street
File Number: 93-COM-01
Date Approved: 12/07/1993
Zoning: Warehouse District (WD)
No Master Sign Plan, See UDO Section 7.03, E.- Signs in Commercial/Mixed Use Districts and Industrial Districts
S. Main Street and E. Ballentine Street
File Number: 97-COM-11
Date Approved: 07/01/1997
Zoning: Town Village (TV)
No Master Sign Plan, See UDO Section 7.03, F.- Signs in the LB Districts on Local or Collector Streets and the TV District
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