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09.b1 UDC Amendment for Dynamic Displays - CC Packet 1 | P a g e Date of Meeting: October 21, 2025 To: Honorable Mayor and Members of the City Council From: T.J. Hofer, Consultant City Planner Re: UDC Amendment for Dynamic Displays City staff have prepared an ordinance amendment to the Unified Development Code (UDC) to allow dynamic displays in some areas of the city as directed by the City Council based on the request received from Federated Co-op. The staff report to the Planning Commission from the October 7, 2025, meeting is attached and includes the background of the amendment as well as draft language and staff analysis. PLANNING COMMISSION The Planning Commission heard the application at the October 7, 2025, meeting and held a public hearing for the amendment. No comments were received during the public hearing. The Planning Commission asked for the background of the amendment and where the requests the staff were aware of had come from. Staff identified Elim Church, Scandia Elementary School, and Federated Co-op as groups that had previously made inquiries related to dynamic displays. Commissioner Cullen voiced their opposition to the amendment and presented a summary of their opinion on the amendment based on the City of Scandia’s 2040 Comprehensive Plan to the City Clerk for the record. The summary is attached to this report. Cullen stated several goals from the Comprehensive Plan that emphasized the rural nature of Scandia. Cullen further stated that they believe that allowing these signs would be from a purely economic rationale and that they believe there was no rationale within the Comprehensive Plan to allow for dynamic displays. Cullen also stated that they believed it was inappropriate to discuss the standards for a dynamic display because they believe the conversation should begin with if the signs should even be allowed. Commissioner Fodor questioned where the standards in the draft ordinance had come from if there was no specific applicant for the amendment. Staff stated that the standards came from the information submitted by Federated Co-op and other standards related to the exterior lighting that seemed applicable to dynamic displays. Chair Loeffler stated that they believed that the standards adopted by the city are in opposition to allowing dynamic displays, giving examples such as “night skies,” downward cast lighting, and sign design standards. Loeffler stated that they recognize that the community has changed since the last time allowing a dynamic display was allowed, however, they believed preserving night 2 | P a g e skies and sign design standards should be preserved. Loeffler stated that they believed that the dynamic displays served an economic function, but other opportunities exist to achieve the same amount of outreach. Commissioner Hogle stated that while they do not agree that the signs are in opposition to a rural setting, that dynamic displays conflict with goals such as dark skies and other goals identified by Commissioner Cullen. Hogle noted that direct communication on site (versus social media) can be beneficial, but if the conversation was going to be had it should be around illuminated signs and not dynamic displays. Chair Loeffler noted that there are 21 businesses along arterial roads that could be allowed these types of signs. Loeffler also stated that there was an existing dynamic display in the city that should be addressed as it was not approved to be constructed. The Planning Commission was overall opposed to the amendment and believed that allowing dynamic displays were not consistent with the comprehensive plan or the goals stated in the UDC. The Planning Commission recommended denying or abandoning the request with a vote of 4-0 (Rynders absent). Staff Analysis Staff noted during the Planning Commission that the 2040 Comprehensive Plan has multiple goals in it that could be considered competing. The following goals are some of the goals within the Comprehensive Plan: 1. Vision and Overarching Goals • Maintain and promote the City’s cultural character and history. • Preserve and protect the City’s natural resources. • Provide economic opportunities for residents and businesses. Land Use 1) Preserve the rural, agricultural character of Scandia through zoning regulations, ordinances, and site design standards Natural Resources 1) Protect natural resources and look for opportunities to connect large areas of open space 2) Preserve high quality natural areas Economic Competitiveness 1) Concentrate on retaining and expanding local businesses in and around the Village Center and existing Rural Commercial districts. Notably, the Comprehensive Plan includes “night skies” when discussing natural resources. The Comprehensive Plan is the guiding document for the city and includes standards that advocate to both maintain the character of the city and promote economic competitiveness. 3 | P a g e Considering the proposed allowance for dynamic displays the Comprehensive Plan could be used to either support or oppose the amendment. Staff does note that while the City Council is currently considering dynamic displays, an illuminated sign, the Council is not considering allowing internally illuminated signs that are not dynamic displays. While a narrow approach to code can be beneficial in certain circumstances, considering dynamic displays while continuing to prohibit internally illuminated signs is inconsistent. COUNCIL ACTION The City Council can do one of the following: 1. Approve of the attached ordinance, with or without conditions. 2. Deny the attached ordinance with findings. 3. Table the amendment for additional review or study. RECOMMENDATION The Planning Commission recommend denying or abandoning the ordinance amendment regarding dynamic displays. As an application was not received for the ordinance, staff believes that a motion is not required, however, if the Council would like to formalize the decision with a resolution, staff recommends tabling the item until the November 18, 2025, City Council meeting and direct staff to prepare a resolution for denial. Similarly, if the Council wishes to approve the amendment, staff recommends that the City Council table the item until the November 18, 2025, City Council meeting and provide direction to staff for any desired amendments to the ordinance. Attachments A. Commissioner Mary Cullen’s notes from the October 7, 2025, Planning Commission Meeting B. Planning Commission “UDC Amendment for Dynamic Displays” Packet, October 7. 2025 1 | P a g e Date of Meeting: October 7, 2025 To: Chair Loeffler and Members of the Planning Commission From: T.J. Hofer, Consultant City Planner Re: UDC Amendment for Dynamic Displays City staff have prepared an ordinance amendment to allow dynamic displays in some areas of the city as directed by the City Council based on the request received from Federated Co-op. BACKGROUND The City Council received a request from Federated Co-op to allow for dynamic displays in the city as they are currently prohibited. Staff has drafted standards based on this request and the discussion at the City Council meeting on June 17, 2025. Dynamic displays are considered animated signs within the Unified Development Code (UDC) and defined as: Sign, Animated (also called Dynamic Display signs): Any characteristics of a sign that appear to have movement or that appear to change, caused by any method other than physically removing and replacing the sign or its components, whether the apparent movement or change is in the display, the sign structure itself, or any other component of the sign. This includes a display that incorporates a technology or method allowing the sign fact to change the image without having to physically or mechanically replace the sign face or its components. This also includes any rotating, revolving, moving, flashing, blinking or animated display, and any display that incorporates rotating panels, LED lights manipulated through digital input, “digital ink,” or any other method or technology that allows the sign face to represent a series of images or displays. OVERVIEW OF DRAFT ORDINANCE 153.400.100 SIGNS Subd. 1. Summary and Intent. The sign standards within this Section are established to allow for the appropriate types, scale and size of signs based on the Character Area and Zoning District where the sign is located. Subd. 2. Applicability. The regulations contained herein do not apply to signs painted, attached by adhesive or otherwise attached directly to or visible through windows and glass portions of doors. (B) Permit Required. Except as otherwise provided in this UDC, no sign shall be erected, constructed, altered, rebuilt or relocated until an Administrative Permit or 2 | P a g e Conditional Use Permit as may be required for the sign has been issued. Application for the applicable permit shall be accompanied by the established fee. II. General Standards. g. Flashing signs and animated signs (also called Dynamic Display signs) are prohibited, except where allowed by this section. IV. Business and Village Signs. Signs in the V-C, V-HC, R-C and I-P Zoning District must meet the following standards. a. The total square footage of permanent sign area for each lot may not exceed one (1) square foot of sign area for each lineal foot of building front, up to a maximum of 200 square feet. b. Each business or organization may display one temporary or portable sign (including sandwich-board signs) in addition to the area of permanent signs permitted. The temporary sign shall not exceed forty (40) square feet in size, and shall be permitted for a period of no more than thirty-four (34) consecutive days. No permit is required for one temporary or portable sign. The number of days allowed for the temporary or portable signs set at 34 days is an uncommon length of time. The Planning Commission may wish to recommend a change to 30 or 60 days to make the allowed length a more common sense term. c. The top of a monument sign may not exceed eight (8) feet above the average grade. Many signs in the city are nonconforming based on the limit of eight feet for a monument sign. The Planning Commission may wish to discuss the standards and recommend a taller height. d. Dynamic Displays. Dynamic displays are allowed through a conditional use permit provided the following criteria are met: i. The property must be located along an arterial street. ii. Only one dynamic display may be allowed per lot. iii. Dynamic displays shall not exceed 24 square feet. iv. The images and messages displayed on dynamic display signs must be static, and the transition from one static display to another must be instantaneous without any special effects with the exception of a scrolling monochromatic message on a single- color dark background. v. A dynamic display sign may not change its message more than once every 10 seconds. vi. The images and messages cannot be changed between the hours of ten o'clock (10:00) P.M. and six o'clock (6:00) A.M. vii. All dynamic display signs shall be equipped with automatic dimming devices. Light cast upon adjacent rights of way (as measured from the curb line) or residential uses (as measured 3 | P a g e from the property line) shall not exceed 0.5 foot-candle (meter reading) above ambient light. viii. The sign must include a cutoff on top of the sign that directs and cuts off the light emitted from the sign at an angle of 90 degrees or less. ix. Dynamic displays signs shall not be permitted as window signs. The above proposed standards are informed by standards observed in other communities and standards added to control for the location of dynamic displays within Scandia. The Planning Commission should discuss the various standards and provide feedback to staff regarding any desired changes or additions. Since the City Council reviewed the language, staff have added the condition related to the shielding for lighted portions of the sign. As drafted, the standards is broad, but could be further defined to be provided at a ratio between height of sign and depth of shielding, likely a 2:1 or 4:1 ratio of height and depth. Staff have reached out to two sign companies in the Twin Cities metro to make sure that a shielding element would be possible. The response from one company asked the intent of the shielding element and noted that because the signs are dimmable, the shielding may be less necessary for the purposes of controlling light spread. The Planning Commission should discuss whether shielding is necessary. The Planning Commission may wish to discuss what types of dynamic displays would be allowed: monument, pylon/pedestal, wall, awning, roof, and windows. As drafted, the ordinance prohibits window signs. COMMISSION ACTION The Planning Commission can do one of the following: 1. Recommend approval, with or without conditions, of the attached resolution. 2. Recommend denial, with findings, of the attached resolution. 3. Table the request for further review/study. RECOMMENDATION Staff recommends that the Planning Commission open a public hearing and receive any and all comments from the public. Staff recommend the Planning Commission recommend approval of the ordinance amendment regarding dynamic displays, with any amendments deemed necessary. Motion to recommend the City Council approval of the attached ordinance to amend 153.400.100 of the Unified Development Code to regarding dynamic displays, with the findings and conditions described within the staff report. 4 | P a g e Attachments A. Draft Ordinance 2025-XX Amendment to allow for Dynamic Displays B. Zoning Map C. Functional Classification Map D. Unified Development Code 153.400.100 Signs Page 1 of 2 CITY OF SCANDIA ORDINANCE NO.: 2025-XX AN ORDINANCE AMENDING THE SCANDIA UNIFIED DEVELOPMENT CODE 153.400.100 REGARDING DYNAMIC DISPLAYS The City Council of the City of Scandia, Washington County, Minnesota hereby ordains: Section 1 Amendment. The City of Scandia Unified Development Code (“Development Code,” or “Code”), Chapter 153.400.100 Signs, shall be amended by adding the underlined text and deleting the stricken text as follows: 153.400.100 SIGNS Subd. 2 Applicability. The regulations contained herein do not apply to signs painted, attached by adhesive or otherwise attached directly to or visible through windows and glass portions of doors. (B) Permit Required. Except as otherwise provided in this UDC, no sign shall be erected, constructed, altered, rebuilt or relocated until an Administrative Permit or Conditional Use Permit as may be required for the sign has been issued. Application for the applicable permit shall be accompanied by the established fee. II. General Standards. g. Flashing signs and animated signs (also called Dynamic Display signs) are prohibited, except where allowed by this section. IV. Business and Village Signs. Signs in the V-C, V-HC, R-C and I-P Zoning District must meet the following standards. a. The total square footage of permanent sign area for each lot may not exceed one (1) square feet of sign area for each lineal foot of building front, up to a maximum of 200 square feet. b. Each business or organization may display one temporary or portable sign (including sandwich-board signs) in addition to the area of permanent signs permitted. The temporary sign shall not exceed forty (40) square feet in size, and shall be permitted for a period of no more than thirty-four (34) consecutive days. No permit is required for one temporary or portable sign. c. The top of a monument sign may not exceed eight (8) feet above the average grade. d. Dynamic Displays. Dynamic displays are allowed through a conditional use permit provided the following criteria are met: i. The property must be located along an arterial street. ii. Only one dynamic display may be allowed per lot. Page 2 of 2 iii. Dynamic displays shall not exceed 24 square feet. iv. The images and messages displayed on dynamic display signs must be static, and the transition from one static display to another must be instantaneous without any special effects with the exception of a scrolling monochromatic message on a single color dark background. v. A dynamic display sign may not change its message more than once every 10 seconds. vi. The images and messages cannot be changed between the hours of ten o'clock (10:00) P.M. and six o'clock (6:00) A.M. vii. All dynamic display signs shall be equipped with automatic dimming devices. Light cast upon adjacent rights of way (as measured from the curb line) or residential uses (as measured from the property line) shall not exceed 0.5 foot-candle (meter reading) above ambient light. viii. The sign must include a cutoff that directs and cuts off the light emitted from the sign at an angle of 90 degrees or less. ix. Dynamic displays signs shall not be permitted as window signs. Section 2 Planning Commission. The Planning Commission discussed the proposed ordinance at their October 7, 2025, meeting and held a public hearing on the amendment at a public hearing at their October 7, 2025, meeting. ____ comments were made at the public hearing. The Planning Commission voted to recommend approval of the ordinance, with amendments. Section 3 Effective Date. This ordinance shall be in full force and effect upon its adoption and publication. Passed and adopted by the City Council of the City of Scandia this 21st day of October 2025. Steve Kronmiller, Mayor ATTEST: Kyle Morell, City Administrator Scandia 2040 Comprehensive Plan Transportation Prepared by: Bolton & Menk, Inc. Page 78 Figure VIII-C – Functional Classification City of Scandia, MN CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC) SECTION 153.400 DEVELOPMENT, CHARACTER AND BUILDING STANDARDS 153.400 Adopted 09.20.2022, Last Amended 08.19.2025 (Ordinance No. 2025-13) page-49 “Lot Size” in Table 153.400.090-1 for the purposes of determining the number of vehicles that may be stored on the parcels under the same ownership. b. Exterior storage on allowed vacant parcels shall meet the standards established in [153.300.090 Subd. 2]. II. Controlled access lots may be used for storage in accordance with Section. III. On vacant riparian lots, where storage is allowed, only boats, boat docks, and boat lifts may be stored. Subd. 5. Shipping Containers. No more than one shipping container, intermodal shipping container or freight container may be stored in a side or rear yard in all Zoning Districts, provided that any such side yard storage may not be adjacent to a street and all setbacks must be met. The container may be located on the property for a period not to exceed six months per year and is only permitted as storage while remodeling or other similar activities relating to the property are active. 153.400.100 SIGNS Subd. 1. Summary and Intent. The sign standards within this Section are established to allow for the appropriate types, scale and size of signs based on the Character Area and Zoning District where the sign is located. Subd. 2. Applicability. The regulations contained herein do not apply to signs painted, attached by adhesive or otherwise attached directly to or visible through windows and glass portions of doors. (A) No Permit is required for the following signs: I. Signs, except those specifically defined within this Section, up to ten (10) square feet in area. II. Noncommercial Signs, will be regulated consistent with Minnesota Statutes 211B.045 or successor statutes, for time and duration. During years without a general state election signs must comply with the standards stated within this Section. III. Signs placed on parcels that are currently offered for sale providing such signs are not closer than 10 feet to any property line and shall not exceed ten (10) square feet in area. One sign shall be permitted for each street frontage. IV. Signs erected on parcels that are currently under construction for single-family or multiple-family residences that are intended to promote the construction, sale or leasing of the project. The plat of the development must be recorded with the Washington County Recorder prior to the erection of a sign. Signs are subject to the following standards. a. Such signs may not exceed one hundred (100) square feet in area. b. Only one (1) sign is permitted per each road frontage with a maximum of three (3) signs per project. c. Such signs shall be removed when the project is eighty percent (80%) completed, sold or leased. d. Such sign must be located on the property which is for sale. Off-site development project signs are prohibited. e. One sign for each street entrance to a parcel currently under construction is permitted. The maximum sign area is thirty-two (32) square feet per surface and no sign may have more than two surfaces. The sign must not exceed eight (8) feet in height. f. If the work authorized under a sign permit has not been completed within six (6) months after the date of issuance, the permit will become null and void. City of Scandia, MN CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC) SECTION 153.400 DEVELOPMENT, CHARACTER AND BUILDING STANDARDS 153.400 Adopted 09.20.2022, Last Amended 08.19.2025 (Ordinance No. 2025-13) page-50 (B) Permit Required. Except as otherwise provided in this UDC, no sign shall be erected, constructed, altered, rebuilt or relocated until an Administrative Permit or Conditional Use Permit as may be required for the sign has been issued. Application for the applicable permit shall be accompanied by the established fee. I. Signs by Conditional Use Permit. Where a use is permitted in a Zoning District by Conditional Use Permit, the sign for that use is required to obtain a separate Conditional Use Permit unless the sign is otherwise provided for within the CUP or is permitted within the Base Zoning District. II. General Standards. a. Signs located in the V-N, V-C, V-HC and R-C Zoning Districts must be consistent with Section [153.400.040]. b. Pylon/pedestal signs are prohibited in all districts, with the following exceptions: i. Motor Vehicle Service Station uses in all districts c. Uses where a pylon/pedestal sign is considered historically accurate or appropriate based on the City’s Architectural Design Guidelines. d. No sign may be erected that, by reason of position, shape, movement, color or any other characteristic, interferes with the proper functioning of a traffic sign or signal or otherwise constitutes a traffic hazard; nor shall signs be permitted which would otherwise interfere with traffic control. e. All signs, other than public utility warning signs, are prohibited within a public right-of-way. f. When permitted, backlit or illuminated signs must be diffused or indirect so as not to direct rays of light onto any public right-of-way or adjacent residential property. No backlit or illuminated signs or their support structures may be located closer than twenty-five (25) feet to any roadway surface or closer than ten (10) feet to a road right -of-way line, notwithstanding more restrictive portions of this Section. g. LED (light-emitting diode) luminaires, or other energy-saving luminaires, may be used in backlit signs, illuminated signs or other signs permitted by this ordinance. h. Flashing signs and animated signs (also called Dynamic Display signs) are prohibited. i. Signs giving off intermittent, rotating, or direct light, which may be confused with traffic, aviation, or emergency signaling, are prohibited. j. One (1) wall sign is allowed for each street frontage on a building for each use located within such building. The maximum total area of all wall signs affixed to a building wall is twenty percent (20%) of the total area of that wall. No individual wall sign shall exceed one hundred and fifty (150) square feet. k. A wall sign must not project more than eighteen (18) inches from the wall to which the sign is affixed. Wall mounted signs must not exceed the roof line on any building. l. The City Council may approve the placement of murals on building walls that exceed the standards for wall signs. i. Signs must not be painted on a fence, tree, or other object in any district. ii. Roof signs are prohibited in all Zoning Districts. iii. All signs and displays using electric power must have a cutoff switch on the outside of the sign and on the outside of the building or structure to which the sign is attached. iv. Multi-faced signs must not exceed two (2) times the allowed square footage of single faced signs. City of Scandia, MN CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC) SECTION 153.400 DEVELOPMENT, CHARACTER AND BUILDING STANDARDS 153.400 Adopted 09.20.2022, Last Amended 08.19.2025 (Ordinance No. 2025-13) page-51 v. Except for more restrictive parts of this Section, no sign that exceeds one hundred (100) square feet in area shall be erected or maintained: 1. Which would prevent any traveler on any road from obtaining a clear view of approaching vehicles on the same road for a distance of five hundred (500) feet. 2. Which would be closer than one thousand three hundred fifty (1,350) feet to a national, state or local park, or historic site. 3. Which would obstruct more than fifty (50) percent of the view of a lake, river, rocks, wooded, area, stream or other point of natural and scenic beauty. 4. Any sign that requires a permit, but no permit has been issued, must be taken down and removed by the owner, agent or person having the beneficial use of the building, or land upon which the sign may be found within thirty (30) days after written notice from the Zoning Administrator. vi. Any sign which is abandoned or becomes structurally unsafe or endangers the safety of a building or premises or endangers the public safety, must be taken down and removed or structurally improved by the owner, agent or person having the beneficial use of the building, structure or land upon which the sign is located within ten (10) days after written notification from the Zoning Administrator. vii. If the work authorized under a sign permit has not been completed within six (6) months after the date of issuance, the permit shall become null and void. III. Agriculture and Rural Residential Signs. Signs in A-P, AG-C, RR-G, and RR-N Zoning Districts ), Agriculture Preserves (AP), General Rural (GR) and Village Neighborhood (VN) Districts must meet the following standards. a. The maximum area permitted for a single sign is 10 square feet per surface. Up to three signs that meet this requirement are allowed per parcel. b. No sign may be constructed to have more than two (2) surfaces. c. The top of the display may not exceed ten (10) feet above grade. d. Any sign over two (2) square feet must be setback at least ten (10) feet from any property line. In no case shall any part of the sign be closer than two (2) feet to a vertical line drawn at the property line. e. The following types of signs are not permitted in the AP, AG-C, RR-G, and RR-N Zoning Districts: i. Animated signs ii. Awning signs iii. Canopy signs iv. Flashing signs v. Portable signs vi. Pennants IV. Business and Village Signs. Signs in the V-C, V-HC, R-C and I-P Zoning District must meet the following standards. a. The total square footage of permanent sign area for each lot may not exceed one (1) square feet of sign area for each lineal foot of building front, up to a maximum of 200 square feet. City of Scandia, MN CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC) SECTION 153.400 DEVELOPMENT, CHARACTER AND BUILDING STANDARDS 153.400 Adopted 09.20.2022, Last Amended 08.19.2025 (Ordinance No. 2025-13) page-52 b. Each business or organization may display one temporary or portable sign (including sandwich-board signs) in addition to the area of permanent signs permitted. The temporary sign shall not exceed forty (40) square feet in size, and shall be permitted for a period of no more than thirty-four (34) consecutive days. No permit is required for one temporary or portable sign. c. The top of a monument sign may not exceed eight (8) feet above the average grade. V. Any sign over six (6) square feet must be setback at least ten (10) feet from any property line. In no case may any part of a sign be closer than two (2) feet to a vertical line drawn at the property line. VI. Shopping Center Signs. a. Shopping Centers or buildings containing more than one (1) tenant are allowed one (1) monument sign which may contain the names of all tenants in the project. Individual tenants may be identified by individual signs attached to the building. The total square footage of sign area may not exceed the limits set forth in this Section as determined by the Base Zoning District in which the property is located. b. Signs must not project from a building or structure to any point within two (2) feet of a line drawn perpendicularly upward from a curb line. A projecting sign must be a minimum of nine (9) feet above the sidewalk or the ground level. All projecting signs that require a permit must be constructed entirely of fire-resistant material. VII. Off-Premises Signs. a. Up to two multi-tenant off-premises signs (one for each roadway direction) may be permitted near the intersections of Olinda Trail North and TH 97, Oakhill Road North and TH 97, Manning Trail North and TH 97, TH 95 and TH 97, and Oakhill Road North and TH 95, within the V-C and V-HC Zoning Districts. The sign may be a monument sign or freestanding directional sign. b. A Conditional Use Permit is required for any off-premises sign. When the applicant is any person other than the owner of the property, the owner of the property must also sign the application. The application must contain the information contained in Section 153.500 of this UDC, and the following additional information: i. Name, address and telephone number of the property owner, sign owner, and erector. ii. Proposed location of the sign structure, including property identification number and address. iii. Scaled drawing showing the position of the sign structure in relation to the property lines, nearest buildings, structures, public streets, and rights-of-way. iv. Plans, specifications, materials, and method of construction or attachment to the ground or a structure, including all dimensions, all construction materials, a description of al light sources, wattage, types and color of lights, and details of light shields. v. Any electrical permit required for the sign. vi. If the sign is proposed within the right-of-way of a state or county highway, the applicant must obtain any required permits and provide a copy of the approved permit to the City. vii. Other information as required by the City. c. Off-premise signs must comply with the requirements and standards stated within Section 153.400.040. City of Scandia, MN CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC) SECTION 153.400 DEVELOPMENT, CHARACTER AND BUILDING STANDARDS 153.400 Adopted 09.20.2022, Last Amended 08.19.2025 (Ordinance No. 2025-13) page-53 d. In addition to the above application, an agreement must be entered into with the city which will authorize and direct the city to remove, at the expense of the owner, the sign and sign structure, where maintenance is required, but has not been furnished. The agreement will stipulate the terms under which removal may be taken and will include a required hearing and 10-day notice that clearly specifies the maintenance required by the City. VIII. Institutional Signs. a. Signs for Institutional Uses are subject only to the provisions in this section. The follow standards shall apply: i. One sign not to exceed 32 square feet per surface, limited to two surfaces is permitted. ii. The sign must be setback a minimum of ten feet from any property line. iii. In the case of multiple structure on one parcel, a second institutional sign may be installed provided there is a minimum distance of 25 feet between the two signs.