[HISTORY: Adopted by the Township Council of the Township of College 7-15-2004 by Ord. No. O-04-10. Amendments noted where applicable.]
GENERAL REFERENCES
Planning Commission — See Ch. 52.
Development plan review guidelines — See Ch. 89.
Planned residential development — See Ch. 145.
Signs — See Ch. 170.
Stormwater management — See Ch. 175.
Subdivision of land — See Ch. 180.
Zoning — See Ch. 200.
ATTACHMENTS
Attachment 1 - District PlanAttachment 2 - University Street and Parking StandardsAttachment 3 - Appendix 2Attachment 4 - University Planned District Subdistrict MapAttachment 5 - University Planned District Parking Module Layout
A. 
The University Planned District (UPD) is designed to promote the careful planning and orderly development of the university campus, consistent with the community development goals of the Centre Region and its member municipalities as described in the Centre Region Comprehensive Plan.
B. 
The UPD is designed to be sensitive to both existing and projected future conditions, to provide a mechanism for determining the university's appropriate role in community development and to assure that the ongoing growth and change of its campus environment do not adversely impact upon the community.
C. 
The UPD is intended to provide a single zoning mechanism which can accommodate the university's missions of education, research and public service, and its expanded roles of technology transfer and support for the development of the economy of the commonwealth.
D. 
The UPD is intended to provide flexibility for land development, while also providing for review and mitigation of potential community and environmental impacts associated with development.
E. 
The UPD is intended to provide a unique campus environment consistent with the goals and objectives of the Centre Region Comprehensive Plan and the university's development objectives.
F. 
The UPD is intended to encourage innovative and sensitive design in the layout of buildings, structures, and open spaces, and to encourage development which preserves natural features.
G. 
The UPD is intended to encourage more efficient use of land and public services and to provide an environment of stable character consistent with surrounding uses.
H. 
The UPD is intended to encourage innovative strategies for mitigating transportation impacts, promote the use of transportation-demand management strategies, and minimize congestion.
I. 
The UPD is intended to provide for development which relates to and complements the community infrastructure and services required to support the long-term growth of the university and community.
J. 
The UPD is intended to encourage equitable sharing in the responsibilities to provide infrastructure systems which are adequate to support the long-term growth of the university and community.
The definitions set forth below shall be applicable to this chapter.
ACCESSORY FOOD AND RETAIL SERVICES
Food and retail venues that are primarily an amenity and supportive use to the convocation centers, event centers, arenas, stadiums, and the broader university population on campus. While open to the public, these venues do not operate as a destination retail services/sales. Sales should occur on premises only and delivery shall be restricted.
[Added 12-19-2019 by Ord. No. O-19-03]
ACCESSORY USE
A use customarily incidental, subordinate and directly related to a general or designated use. Accessory uses in the UPD shall be limited in size by the following standards:
A. 
For buildings of less than 20,000 square feet in size containing a permitted general or designated principal use, an individual accessory use is limited to 2,000 square feet.
B. 
For buildings of 20,000 square feet or greater in size containing a permitted general or designated principal use, an individual accessory use may not exceed 10% of the gross floor area.
C. 
For a permitted general or designated principal use which does not involve a building or buildings, an individual accessory use may not exceed 2,500 square feet.
AGRICULTURE
The use of land for agricultural purposes, including farming, dairying, pasturage agriculture, horticulture, floriculture, viticulture, and animal and poultry husbandry and the necessary uses for packing, treating, or storing produce; provided, however, that the operation of any such accessory uses shall be secondary to that of normal agricultural activities.
AGRICULTURAL STRUCTURES THAT HOUSE ANIMALS
Structures which are used for the keeping of cattle, horses, sheep, goats, swine or other farm animals, including feedlots, and manure management equipment and facilities.
BUSINESS INCUBATOR
A building that offers office, light industry and manufacturing and/or laboratory space, common facilities and shared support services at below-market rates to tenants.[1]
BUSINESS SERVICES
Any building, or portion thereof, used by any company, corporation, partnership, or sole proprietor for such uses as advertising and mailing, building maintenance, data processing, equipment rental and leasing, quick-print and photocopying, photo finishing, messenger or courier services, and supplying stationery and other office supplies.
CONTINUOUS CARE RETIREMENT COMMUNITY
Residential uses with assisted-care facilities for retirement living, which may include detached or attached dwellings, duplexes, townhouses, apartments, and other types of residential units, community centers, dining facilities, nursing home and long-term-care facilities, recreational facilities, and incidental retail sales and services for the benefit of residents and patients. Signs for accessory uses shall be limited to incidental signs.
CORPORATE OFFICE
A building, or portion thereof, that is used by a center of administration that supports the internal operations of a corporation. An office that provides external operations or services similar to those of a business, financial, and/or professional office shall not be defined as a "corporate office."
[Amended 9-7-2006 by Ord. No. O-06-15]
DESIGNATED USE REQUIREMENTS
Requirements, restrictions or limitations applicable to designated uses, as contained in this chapter or the District Plan.[2]
ESSENTIAL UTILITY SERVICES
Public or private utility distribution systems for gas, water, storm and sanitary sewer, telecommunications, electricity, compressed air, chilled water, steam, condensate or similar services including poles, wires, mains, drains, sewers, pipes, manholes, conduits, cable towers and antennas not exceeding the maximum permitted height in a subdistrict, and other similar equipment, ancillary buildings, structures and accessories necessary for furnishing such service including lift stations, water supply wells, and stormwater facilities. Essential utility services shall not include electric power generating plants, substations, water tanks, gas transfer stations, water and sewage treatment plants and buildings.[3]
[Amended 8-18-2016 by Ord. No. O-16-07]
GROSS FLOOR AREA (GFA) or FLOOR AREA
The sum of the gross horizontal areas of all floors of a building measured from the exterior face of exterior walls, or from the center line of a wall separating two buildings, but not including interior parking spaces, loading space for motor vehicles, or any space where the floor-to-ceiling height is less than six feet.
[Amended 8-16-2018 by Ord. No. O-18-05]
OFFICE
A place where business is conducted or services are performed. For purposes of this chapter this definition shall include:
[Added 9-7-2006 by Ord. No. O-06-15]
A. 
BUSINESS OFFICEAny building, or portion thereof, used by any company, corporation, partnership, or sole proprietor primarily engaged in providing services to business establishments on a fee or contract basis, such as, but not limited to, an advertising agency, credit reporting agency, employment services, management and consulting services, news services, protective services, public relations, commercial research, stenographic services, and commercial research, development and testing.
B. 
FINANCIAL OFFICEAny building, or portion thereof, used by any company, corporation, partnership, or sole proprietor for such uses as banks, savings and loans and trust companies, credit agencies, investment companies, brokers and dealers of securities and commodities, security and commodity exchanges, mortgage brokers, insurance agents, brokers, lessees, buyers, sellers, agents, and developers of real estate.
C. 
GOVERNMENT OFFICEAny building, or a portion thereof, used as the place of business by any department, commission, independent agency, or instrumentality of the United States, or of a state, county, incorporated or unincorporated municipality, township, authority, district, or other governmental entity.
D. 
PROFESSIONAL OFFICEAny building, or portion thereof, used for the office for attorneys, accountants, architects, engineers, landscape architects, clergy, planners, surveyors, professional associations, and all other offices which are similar to the listed uses in function and traffic-generation and attraction capabilities.
MEDICAL OFFICE
Any building, or portion thereof, used by any company, corporation, partnership, or sole proprietor primarily engaged in furnishing medical, surgical and related services to individuals, including the offices of physicians, dentists, chiropodists, chiropractors, ophthalmologists, psychologists, psychiatrists, medical, optical, optometric, osteopathic and other health practitioners, medical and dental laboratories, out-patient-care facilities, blood banks, oxygen and miscellaneous types of medical supplies and services, and veterinary offices. Hospitals, whether for profit or not-for-profit, licensed by the State of Pennsylvania are excluded from this definition. Animal hospitals are also excluded from this definition.
[Amended 9-7-2006 by Ord. No. O-06-15]
NONSTUDENT HOUSING
Housing in the UPD other than that provided by student residence halls or other student housing units, a continuous-care retirement community, or a retirement community. If permitted in a specific subdistrict by the approved District Plan,[4] the applicable residential zoning district requirements from Chapter 200, Zoning, will be used to govern development of the nonstudent housing.
PARKING, LONG-TERM
Parking which is used for parking of vehicles for more than four hours at a time to accommodate employees of large industrial types of operations or parking for students, faculty, and other staff members of a university.
PARKING, SPECIAL EVENT
Parking which is used infrequently to accommodate the needs of special events, and not for regular use by employees, residents, or students. Such parking would typically be provided in grass fields or unimproved lots not otherwise used for parking, as occurs with Penn State football games, community Fourth of July celebrations or other similar events.
PARKING, TEMPORARY
Parking which is established for a fixed period of time to accommodate construction projects, weather emergencies or other similar limited needs, and which will be removed upon expiration of the time period, unless extended by College Township. Such parking would not require land development approval, but would require a zoning permit, and must be constructed at a minimum of gravel or other crushed stone. For temporary parking facilities greater than 5,000 square feet in size, a stormwater management plan may be required at the discretion of the Township Engineer.
PERIMETER SETBACK
A distance extending from the boundary of the UPD District to a structure within the UPD. The size of a required perimeter setback shall be measured as the shortest distance between the structure and the boundary of the UPD District.
PERSONAL SERVICES
Any building, or portion thereof, used by any company, corporation, partnership, or sole proprietor primarily engaged in providing services involving the care of a person or his or her apparel. Personal services usually include the following: laundry, cleaning and garment services, garment pressing, linen supply, diaper services, coin-operated laundries, dry-cleaning plants, carpet and upholstery cleaning, photographic studios, beauty shops, barber shops, hair salons, shoe repair, hat cleaning, funeral services, steam baths, reducing salons and health clubs, clothing rental, locker rental, and porter services.
PILOT OR PROTOTYPE MANUFACTURING
A facility used for the production and/or testing of materials, physical layouts, processes, equipment, and other concepts, ideas and costs at a stage between the research laboratory and full-scale production.[5]
PROJECT AREA
The area for a proposed land development project as defined by the contract bid specifications of the contracting entity.
RETIREMENT COMMUNITY
Residential uses and ancillary facilities for retirement living which may include detached or attached single-family dwellings, duplexes, townhouses, or apartments, and other types of residential units, community centers, recreational facilities, and incidental retail sales and services for the benefit of residents.
SOCIAL, CIVIC OR FRATERNAL CLUB
A group of people, excluding student organizations, formally organized for a common purpose or interest, usually cultural, religious or entertainment, with regular meetings, membership requirements, fees and dues, and a constitution and/or bylaws.
SPRAY IRRIGATION
A method of wastewater disposal and any necessary appurtenance which, following a minimum of secondary treatment of the wastewater, involves spray application of the treated effluent on land determined to have soil characteristics capable of providing the additional filtration and treatment of the effluent to meet applicable state water quality standards. A minimum perimeter setback of 200 feet is required between any area used for such purposes and an adjoining zoning district.
STADIUMS
Large open or enclosed places used for athletic or other major events, and partly or completely surrounded by tiers of seats for spectators.
STUDENT ORGANIZATIONS
A group of students formally organized and affiliated, recognized, and/or sanctioned with a university for a common purpose or interest.
TEST TRACKS
Open or enclosed facilities utilized for the testing of motorized vehicles, vehicle components or other machinery, which may include but not be limited to a driving track, and buildings or facilities for testing engines, transmissions, and similar vehicle elements.
TRANSPORTATION FACILITIES
Public or private facilities which are necessary for the operation, maintenance, and storage of vehicles or equipment used in providing any type of transportation services. Such facilities may include a range of facilities such as fleet services, major transit or transfer terminals, and airport facilities.
TRANSPORTATION SERVICES
Structures or equipment used primarily in providing community or university transportation such as transit shelters or stops, bicycle racks or lockers, and rails or other elements of fixed guideway transportation systems.
UPD DISTRICT PLAN (“DISTRICT PLAN")
All documents, including maps, written narrative and studies, required to be submitted under this chapter as part of such District Plan.[6]
USES
A. 
GENERAL USEA use which is fundamental to the educational, research, public service, or technology transfer missions of a university.
B. 
DESIGNATED USEA use which by its nature involves a substantial degree of public use and/or a level of intensity and nontraditional relationship to a university which suggests that it should be limited in some way in a given area.
UTILITY USES, FACILITIES AND STRUCTURES
Public or private electric power generating plants, substations, water tanks, natural gas transfer stations, water and sewage treatment plants, buildings, chilled water plants, steam plants, spray irrigation and other buildings and uses not defined as "essential utility services."
[Amended 8-18-2016 by Ord. No. O-16-07]
[1]
Editor’s Note: The former definition of "business office," which immediately followed this definition, was repealed 9-7-2006 by Ord. No. O-06-15. For current provisions, see the definition of "office."
[2]
Editor's Note: The District Plan is included as an attachment to this chapter.
[3]
Editor’s Note: The former definitions of "financial office" and "government office," which immediately followed this definition, were repealed 9-7-2006 by Ord. No. O-06-15. For current provisions, see the definition of "office."
[4]
Editor's Note: The District Plan is included as an attachment to this chapter.
[5]
Editor’s Note: The former definition of "professional office," which immediately followed this definition, was repealed 9-7-2006 by Ord. No. O-06-15. For current provisions, see the definition of "office."
[6]
Editor's Note: The District Plan is included as an attachment to this chapter.
Land and structures in a University Planned District may only be used for the following:
A. 
General uses.
Agricultural structures that house animals
Agriculture
Auditoriums, gymnasiums
Classrooms, laboratories or other facilities for basic, behavioral or applied research and instruction
Dining halls principally for students, faculty and staff
Essential utility services
Instructional food service facilities
Laboratories and other facilities for basic and/or applied research
Libraries
Museums, art galleries
Natatoriums and swimming pools
Observatories
Parking lots
Parking structures
Passive open space
Playing fields and courts
Radio and television studios for instructional purposes
Student residence halls and other student housing units
Student unions
Studios for instruction in music and other performing arts
Transportation services
University offices
B. 
Designated uses.
Airport
Arboretum
Business incubators
Business offices
Business services
Child-care facilities
Clubhouses and community centers
Commercial laboratories
Conference facilities
Continuous-care retirement community
Convocation/events centers, arenas
Financial offices
Fire training sites and facilities
Fraternity and sorority houses
Golf courses, including driving ranges with lighting
Heliport
Hospitals/medical clinics
Hotels, inns, motels and other similar public lodging facilities
Medical offices
Nonstudent housing
Personal services
Pilot or prototype manufacturing
Places of worship
Professional, corporate, or government offices
Radio and television studios for broadcast to the public
Restaurants open to the public
Retail sales
Retirement community
Social or civic clubs
Stadiums with a seating capacity of 1,000 or less
Stadiums with a seating capacity of more than 1,000
Telecommunications structures such as transmission towers, antennas, satellite dish antennas exceeding 12 feet in diameter and/or the maximum building height permitted in a subdistrict, and satellite microwave antennas
Test tracks
Transportation facilities
Utility uses, facilities and structures
Visitor center
C. 
Accessory uses. Accessory uses are permitted as defined in § 188-2.
A University Planned District shall consist of not less than 50 acres. A contiguous parcel of any size may be added to an existing UPD subject to the provisions of this chapter and upon rezoning by the municipality.
Lands within a University Planned District shall be apportioned into subdistricts, as designated on an approved district plan. A subdistrict shall consist of not less than 10 acres.
A. 
The following requirements for structures and improvements within a University Planned District shall be specified for each subdistrict in an approved UPD district plan and narrative, subject to the standards hereinafter set forth.
(1) 
Maximum permitted density, based upon the FAR specified for the subdistrict.
(2) 
Maximum impervious coverage.
(3) 
Maximum building height.
(4) 
Perimeter setback, where the subdistrict includes a district boundary.
(5) 
Landscaping and buffering within the perimeter setback.
(6) 
Open space requirements for the subdistrict.
B. 
Standards contained in the District Plan with respect to the requirements set forth in § 188-6A above shall conform to the following:
(1) 
The perimeter setback shall not be less than the largest front yard setback of the adjoining zoning district.
(2) 
Surface parking areas may be located within perimeter setbacks subject to the requirements of § 188-17D.
(3) 
The maximum height of all structures within 250 feet of the boundary of the UPD District shall be the maximum height permitted in the adjoining zoning district. Height in the remaining area of each subdistrict shall be established in the District Plan. Beyond 250 feet from the boundary of the UPD, the maximum height requirement shall not apply to barns, silos, mechanical penthouses, chimneys, steeples, flagpoles, masts and aerials, monuments, radio and television transmission towers, smoke stacks, utility poles and towers, ventilators, watertanks, windmills, elevator shafts and other similar structures.
(4) 
No less than 40% of the total UPD District shall be maintained as open space. Each subdistrict narrative shall specify the minimum open space for that subdistrict. Open space may consist of the following:
(a) 
All areas covered with vegetation.
(b) 
Plazas, fountains, recreational areas, memorials, pedestrian walkways and similar impervious areas which are open to the sky.
(c) 
Parking lots shall not be considered open space.
(5) 
Landscaping and buffering within a perimeter setback shall comply with requirements of § 188-18, Landscaping and buffering.
C. 
Compliance with federal aviation regulations. All development in the UPD shall comply with all applicable dimensional and land use requirements of federal aviation regulations governing objects and land use affecting navigable airspace and runway safety zones.
A. 
General and designated uses shall be permitted, subject to the requirements of this chapter, the approved District Plan, and all designated use requirements.
B. 
Transitional areas. When additional limitations on uses are deemed necessary in transitional areas adjacent to a residentially zoned area which does not permit multifamily residential uses, such use limitations shall be as set forth in the applicable subdistrict narrative in the District Plan.
C. 
Areas of special significance. When additional limitations on uses are deemed necessary to protect areas of special significance such as historic or natural resources, or community landmarks, such use limitations shall be as set forth in the applicable subdistrict narrative in the District Plan.
A. 
Location. Parking for all uses within a UPD shall be permitted at any location within the UPD. The location of parking areas shall accommodate the needs of users as specified in a parking projections report and district plan transportation study.
B. 
Parking users. Parking shall be provided for the following categories of parking users: students residing within the district, students who commute from a residence outside the district, employees and visitors.
C. 
Number of parking spaces. Standards for the number of parking spaces to be provided shall be determined by historical demand for each category of parking users and computed utilizing a formula which specifies the number of parking spaces to be provided for the number of persons within each category.
D. 
Parking projections report. The applicant shall furnish a parking projections report with the application for District Plan approval which shall show the manner in which the parking standards in this section have been derived and applied. The parking projections report shall indicate the current numbers of parking spaces for each category of parking users, a three-year projection of the number of parking spaces for each category of parking users, the methodology utilized to determine the number of spaces required (based upon demand history), and a narrative description of the assumptions and rationale upon which the methodology and current and projected number of a parking spaces are based.
E. 
Parking projections report updates. Every year following the approval of the District Plan, the applicant shall submit an updated parking projections report in accordance with this subsection for review by the Centre Regional Planning Commission. The parking standards set forth therein shall then become applicable to the District Plan and narrative.
F. 
Parking for third-party development. Notwithstanding § 188-8A through E, independent third-party land development in the UPD shall provide on-site parking in accordance with the College Township zoning requirements.[1] An example of such would be when the university leases land to another party.
[1]
Editor's Note: See Ch. 200, Zoning.
A district transportation study shall be submitted with the application for approval of the District Plan and every 10th year following approval of the District Plan. The purpose of the transportation study is to generally identify the transportation impacts likely to result from projected development and activities within the district for a ten-year period. The transportation study shall include the following:
A. 
Parking area identification and projections. Transportation impacts within the UPD will principally arise from the location and size of parking areas within the district. The transportation study therefore must identify existing parking areas and the general size and location of areas within each subdistrict which are projected for use as parking areas within a ten-year period.
B. 
Traffic analysis. The study shall identify the transportation study area and the transportation systems to be studied. Existing transportation conditions for highway links and intersections serving the UPD must be described and the existing level of use analyzed. Potential transportation impacts of future parking development must be assessed for a ten-year period. Recommendations for potential system or service improvements in order to accommodate the projected transportation impacts of UPD development shall be included. When feasible, the study shall identify specific recommendations designed to reduce or avoid impacts created by campus development on existing and future residential neighborhoods.
C. 
Internal circulation and facilities. The study shall describe existing and proposed internal roads for vehicular traffic; existing and proposed connections to the public street network; plans for street openings and closings, and possible impacts on the adjoining transportation system and adjoining zoning districts; existing and proposed facilities and accommodations for public transportation, pedestrian circulation, bicycle paths and other transportation methods.
D. 
Travel-demand management. The study shall include a travel-demand management analysis, addressing the manner in which various methods, such as promotion of ridesharing, pedestrian/bicycle improvements, and changes to on-campus and public transportation systems, will be utilized to reduce the number of single occupancy vehicle trips associated with existing or future development under the District Plan.
A. 
Content of application. An application for approval of a UPD district plan shall consist of the following:
(1) 
A UPD subdistrict map delineating proposed subdistricts.
(2) 
A written narrative specifying the standards required by § 188-6, Density, dimensional, coverage and open space requirements, and § 188-7, Allocation of permitted uses, of this chapter.
(3) 
The parking projections report required by § 188-8D of this chapter.
(4) 
The district plan transportation study required by § 188-9 of this chapter.
(5) 
University street and parking standards, as required by §§ 188-14 and 188-17 of this chapter.
B. 
The preapplication phase. In order to provide an opportunity for an exchange of information and collaboration in the design and development of a UPD district plan, proposed versions of the information specified in § 188-10A shall be submitted to the municipality and the Centre Regional Planning Agency (CRPA) at least 60 days prior to the filing of an application for approval of a UPD district plan. Documents submitted by the applicant and any comments or recommendations by the municipality or CRPA shall be deemed advisory and shall not be binding upon the applicant, municipality or CRPA. Additions, revisions or modifications to the documents during the preapplication phase may be included in a subsequent application for approval of a UPD district plan without further review under this section.
C. 
Application for approval of UPD district plan.
(1) 
Fourteen copies of an application for approval of a UPD district plan shall be submitted to College Township and shall be subject to payment of all applicable fees. Upon receipt of the application, one copy of the application shall be submitted to the CRPA.
(2) 
The application shall be referred to the Planning Commission for review and recommendation.
(3) 
The College Township Council shall hold a public hearing, after public notice on the application, and shall approve, approve subject to conditions, or deny the application within 45 days of the close of the hearing on the application, unless the time for such action is extended by approval of the applicant. If the governing body approves the application subject to conditions, the College Township Council shall send notice of such approval with conditions to the applicant by certified mail within 15 days of action by the Council. The applicant shall give written notice of acceptance or rejection of the conditions within 30 days of the date of such approval. If the applicant rejects the conditions, the application shall be deemed to be denied as of the date of the rejection of conditions.
(4) 
An application for approval of the UPD district plan may be denied if:
(a) 
It is inconsistent with the purpose and intent of this chapter;
(b) 
It does not meet the requirements of this chapter; or
(c) 
It is inconsistent with the Centre Region Comprehensive Plan.
D. 
Effect of approval of the UPD district plan.
(1) 
An approved UPD district plan shall govern the use and development of land within the UPD District. The terms of such approved UPD district plan shall be deemed enforceable to the same extent as if set forth in this chapter. The issuance of zoning permits, building permits, sign permits, temporary use permits, or any other required permits shall be governed by the requirements of the applicable municipality, except where specific provisions of this chapter apply.
(2) 
Upon approval of the UPD district plan, a zoning permit shall be required for:
(a) 
Any land development plan.
(b) 
The erection or construction of a new building or structure larger than 144 square feet in ground floor area or the expansion of the gross floor area or height of an existing building or structure.
(c) 
Any change in use that results in the establishment of a designated use.
(d) 
The expansion of a designated use.
(e) 
Any change in a general use in a building or structure located in a transitional zone or special zone.
(f) 
The erection or construction of any structure larger than 144 square feet in ground floor area or greater than 10 feet in height located in a transitional zone or special zone.
(g) 
The opening of a driveway onto a public street.
(h) 
The installation of lighting on any playfield or court or any off-street parking area located within 1,000 feet of a perimeter, unless, in the judgment of the Township Zoning Administrator, adequate screening exists to prevent the casting of direct rays of light upon adjacent properties or public rights-of-way.
(i) 
Prior to any change in a nonconforming use.
(3) 
Upon approval of the UPD district plan, a land development plan shall be required for:
(a) 
The erection or construction of a new building or structure larger than 144 square feet in ground floor area or the expansion by more than 5% of the gross floor area or height of an existing building or structure.
(b) 
The construction of any off-street parking area containing five or more spaces.
(c) 
The construction or closing of any street; the construction of any transportation facilities; transportation services; utility uses, facilities or structures; stormwater management structures or facilities.
(d) 
Any subdivision or resubdivision of land.
A. 
Landowner amendments. A landowner may request an amendment to an approved UPD district plan. Review and action upon a request for an amendment shall be in accordance with the provisions of § 188-10 above, except that the content of the application may consist only of those portions of the district plan included in the application for amendment. The landowner shall give notice of such application to any other municipality in Centre County which has approved a UPD district plan on behalf of the same landowner.
B. 
Municipal amendments.
(1) 
The municipality may amend the district plan upon a finding, following a public hearing with notice to the landowner and public notice, that:
(a) 
An amendment is consistent with the efficient development and preservation of the entire UPD District; and
(b) 
An amendment would not adversely affect the use and enjoyment of land abutting the UPD District.
(2) 
A proposed amendment to the district plan shall be referred to the Planning Commission and CRPA for review and recommendation. The College Township Council shall hold a public hearing after public notice on the proposed amendment.
C. 
Notice to other municipalities. College Township shall give notice of any application or proposal for amendment to the district plan to any other municipality within Centre County which has approved a UPD district plan on behalf of the same landowner.
Land development in the UPD shall be subject to the uniform land development standards established in §§ 188-13 through 188-18 of this chapter. The standards set forth in this chapter, and as further specified in the approved UPD district plan, shall serve as the basis for land development plan approval.
A. 
Classification of streets.
(1) 
Public. Streets within the UPD that are to be dedicated to the municipality for public use shall be classified according to the standards in effect in Chapter 180, Subdivision of Land, on the date of land development plan submission.
(2) 
University. All streets within the UPD which are not dedicated for public use shall be university streets. Classification of types of university streets, if necessary, shall be those set forth in the UPD district plan.
B. 
Dedication; public street standards.
(1) 
Dedication of streets to the municipality for public use shall be required whenever land development results in construction of a street which, at the time of construction, provides the sole access to more than four lots outside the UPD boundary.
(2) 
Public street standards. All streets required or proposed to be dedicated to the municipality shall be designed and constructed to the standards for public streets as specified in Chapter 180, Subdivision of Land.
C. 
University street standards; optional dedication.
(1) 
University street standards. University streets shall be designed and constructed to facilitate the safe and convenient movement of traffic. Appropriate construction standards, such as the width of cartways, use of curb and gutter, radii, length of cul-de-sacs and paving specifications, shall be those standards set forth in the UPD district plan.
(2) 
Optional dedication. When a road has been constructed to the standards set forth in § 188-13B(2) above, it may be offered to the municipality for dedication.
D. 
Coordination with surrounding streets.
(1) 
Location. The streets required for any land development in the UPD, whether public or university, shall be coordinated with existing, proposed, and anticipated streets outside the UPD or portion of the UPD being developed. The location of all public streets shall conform to the Official Map or Comprehensive Plan of College Township.
(2) 
Safety. Street connections shall occur in safe and convenient locations.
(3) 
Connections to existing streets or neighborhoods. Connections between public and university streets shall be consistent with the College Township Official Map, Comprehensive Plan and the approved district plan.
E. 
Ingress and egress for land development.
(1) 
Safety. All land development shall have access sufficient to afford reasonable ingress and egress for both emergency vehicles and those accessing the property in its intended use.
(2) 
On arterials. Whenever land development involving the creation of one or more new streets borders on or contains an existing arterial street, as defined by College Township ordinance, no direct driveway access onto the arterial street will be permitted.
(3) 
Driveways in general.
(a) 
All driveway entrances or other openings onto streets shall be designed so that:
[1] 
Vehicles entering and exiting the site pose no substantial danger to themselves, pedestrians, or other vehicles; and
[2] 
Interference with the free flow of traffic on abutting or surrounding streets is minimized.
(b) 
Driveways shall be set back a minimum of five feet from any nonuniversity lands.
(4) 
Connections to public streets. Standards for the design and construction of university street or driveway connections to public streets shall be those specified in Chapter 180, Subdivision of Land.
F. 
Sidewalk and bikeway standards.
(1) 
Public. Where required as part of the public street standards of Chapter 180, Subdivision of Land, sidewalks and bikeways shall be provided according to Township standards.
(2) 
University. Where proposed in conjunction with land development, sidewalks and bikeways shall be designed and constructed to meet the requirements of the intended use. Bikeways shall be designed and constructed in accordance with AASHTO standards.
A. 
Wastewater disposal and treatment. An application for land development plan approval shall describe the proposed method for providing wastewater disposal and treatment. Sewage facilities planning, as required by state law, shall be completed, and upon approval by the Township and the appropriate state agency, deemed to satisfy the need to provide evidence that the method of wastewater treatment and disposal is feasible and sufficient.
B. 
Water supply. An application for land development shall describe the manner in which potable water shall be supplied to the project and provide evidence that the appropriate arrangements with the applicable water provider have been secured.
C. 
Fire hydrants and fire apparatus access. The location and design specifications of fire hydrants or fire apparatus access shall conform to local fire protection standards as prescribed by Chapter 180, Subdivision of Land, or as required by the Fire Chief, whichever is most restrictive.
D. 
Additional requirements.
(1) 
Utility installation.
(a) 
Installed by or on behalf of a university.
[1] 
If required by the applicable subdistrict regulations, new utility installations shall be underground.
[2] 
When a university proposes to install new aboveground utilities at the perimeter of the UPD, such utilities and the required buildings and structures shall meet the perimeter setback requirements of § 188-6, Density, dimensional, coverage and open space requirements.
[3] 
When aboveground utility installations exist at the perimeter of the UPD or along streets, the installation of additional utilities of the same type or service on these facilities by the university shall be permitted.
[4] 
All utility installations by a university within a public street right-of-way shall be underground in those locations where existing utilities are also underground.
(b) 
Installation by others. When a public utility proposes to install utilities across the UPD for nonuniversity purposes, installation shall be governed by all applicable laws and regulations governing such installation.
(2) 
As-built plans. As-built plans shall be provided to the Township for underground, university-installed utilities installed by or at the direction of the owner within the public right-of-way. The as-built plans shall be prepared according to the standards in this chapter.
(3) 
Relationship of utilities to external development. The development and installation of public utilities for land development in the UPD shall be consistent with all applicable adopted Township plans for such utilities. In addition, such public utilities shall be compatible with, and provide for the reasonable extension of, such utilities for adjacent land development in a manner consistent with Township plans.
A. 
Soil erosion and sedimentation control. An application for land development plan approval in the UPD shall comply with all applicable federal, state, and local requirements governing soil erosion and sedimentation control and earth disturbance. Plans required to satisfy such requirements shall be submitted with the land development plan.
B. 
Stormwater management. An application for land development plan approval in the UPD shall include a stormwater plan which meets the requirements of Chapter 175, Stormwater Management.
C. 
Wetlands and floodplains. Areas of a site constituting wetlands and one-hundred-year floodplains, as defined by applicable federal and state regulation, shall be shown on the land development plan. Development in and adjacent to such wetlands and floodplains shall be subject to the restrictions, if any, set forth in federal and state regulation.
A. 
Parking design. Unless otherwise provided in a subdistrict narrative, the parking area design standards shall be those specified in the UPD district plan.
B. 
Parking construction standards and specifications.
(1) 
All parking in the UPD, except special event or temporary parking, shall be constructed according to the standards and specifications contained in the adopted UPD district plan.
(2) 
Special event and temporary parking shall not be required to meet the standards in § 188-17B(1) above, provided the parking meets the definition of special event or temporary parking in this chapter. Such parking will be permitted in those areas specified in the UPD district plan for such use, and if improved, shall comply with all Township standards.
C. 
Service access. Service access or a loading area shall be provided for all proposed buildings greater than 10,000 square feet in size, unless otherwise exempted by the Township. Design of service access should be well integrated with the overall building design.
D. 
Parking area landscaping and buffering.
(1) 
Surface parking areas may be located within perimeter setbacks unless prohibited by the district plan, and provided that a buffer yard measuring at least 15 feet in width and meeting the requirements of § 188-17B of this section is provided.
(2) 
The UPD subdistrict narratives may provide for the required interior landscaping of surface parking areas. When such landscaping is proposed, the land development plan shall provide the information necessary to determine compliance with subdistrict requirements.
E. 
Dumpster screening. Dumpsters shall be completely screened from view from any public right-of-way or residential district by a sight-obscuring six-foot fence, wall, or evergreen planting that shall reach six feet in height within three years of planting. Landscape plant material installed to satisfy the requirements of this section shall be guaranteed to survive for a period of at least one year. Any landscape plant material which does not survive the guarantee period shall be replaced with a new one-year guarantee.
F. 
Lighting of parking areas. Lighting of parking areas shall be designed to minimize glare on nonuniversity streets, neighborhoods and adjoining nonuniversity properties. When lighting of parking areas is proposed as part of a land development plan, sufficient information such as type of fixtures, height of light standards, intensity of illumination, and area to be illuminated shall be provided to allow a determination of impact on adjoining nonuniversity properties consistent with municipal lighting ordinances, as applicable.
A. 
Landscaping plans. A landscaping plan is required as a component of land development plan submission if landscaping, including plantings for screening purposes, is required to buffer perimeter parking or other areas as required by the district plan.
B. 
Buffering standards and requirements.
(1) 
When a landscaped buffer is required by subdistrict or Township zoning regulations, the flexible options standards and requirements of this subsection shall apply. The subdistrict narratives shall indicate when these standards and requirements are specified. The land development plan shall include a landscaping plan showing compliance with this subsection. Berms, mounds, and fences may be used in combination with landscape plant material to satisfy buffering standards and requirements.
(2) 
The flexible option standards and requirements referenced as Buffer Yards A through E shall be planted in accordance with the standards established in § 200-36, Landscaping, buffering and screening.
[Amended 2-20-2014 by Ord. No. O-14-01]
C. 
Street trees. If required by Chapter 180, Subdivision of Land, in conjunction with dedication of a public street, street trees shall be provided. The land development plan shall indicate compliance with this requirement for locations, types and guarantees. Street trees are encouraged, where appropriate, on university streets.
D. 
Site lighting. Whenever lighting is proposed as part of a land development plan, it shall be designed to minimize glare on adjoining nonuniversity properties, adjacent neighborhoods, and public streets, consistent with municipal lighting ordinances, where applicable. The land development plan shall show locations and heights of light standards, intensity of illumination, and area to be illuminated to provide for a determination of compliance with this subsection.
A. 
Plan submission and review procedures.
(1) 
General requirements. Proposed subdivision and land development plans, all or part of which are situated in the municipality, shall be reviewed by the College Township Planning Commission and the Centre Regional Planning Agency and shall be acted upon by the Township in accordance with the procedures specified in Chapter 180, Subdivision of Land.
B. 
Required plan contents.
(1) 
Sketch plan. A sketch plan for a proposed subdivision or land development should contain sufficient information to identify the site location in relationship to the surrounding area and a conceptual design plan. The conceptual design plan for land development should show the type and location of uses proposed and their relationship to natural and man-made features in and around the site, and for subdivision, should show a conceptual configuration of lots and streets, if any. Since the submission of a sketch plan is optional, no other requirements apply. However, any additional information which can be provided will enhance the response of the reviewing agencies.
(2) 
Contents of preliminary plan. All preliminary plans submitted for review shall be drawn to a scale of one inch equals 60 feet or larger (e.g., one inch equals 20 feet). Plans shall be submitted on the following sheet sizes: 18 by 24 inches, 24 by 36 inches or 36 by 42 inches. All lettering shall be drawn to a size to be legible if the plans are reduced to half size. All sheets comprising a submission shall be the same size and shall contain the following information:
(a) 
General notes and data:
[1] 
Project area for the proposed land development.
[2] 
Name of the proposed development.
[3] 
Date of filing of preliminary plan.
[4] 
The name and address of the owner, along with the deed book and page numbers of the deeds conveying the property to the owner. Also, the name of the developer and billing address, if different.
[5] 
Zoning district/subdistrict.
[6] 
Required setbacks (front, side and rear):
[a] 
By ordinance.
[b] 
By deed (if different).
[7] 
Maximum height allowed (in zoning district).
[8] 
Current use of property.
[9] 
Proposed use of property, whether general and/or designated uses, and accessory uses, if any.
[10] 
Base or benchmark for topography on plan.
[11] 
List of source(s) for required utilities, including where applicable, a list of Act 172/38 utility companies.
[12] 
The name and address of the individual or firm preparing the plan.
[13] 
Density calculation. A table shall be included on the plan describing each phase or section with quantitative data, including the following:
[a] 
The total area of the development and approximate area of each phase.
[b] 
The total area devoted to general and designated uses, the approximate number of dwelling units, the percentage of each type of use and the total floor area in the development and in each phase.
[c] 
Floor area information consisting of the following:
[i] 
Maximum permitted floor area ratio (FAR) for the subdistrict in which the land development is proposed.
[ii] 
Amount and percentage of permitted building floor area existing in the subdistrict before the proposed land development.
[iii] 
Total gross floor area of the buildings to be constructed in the land development proposed.
[iv] 
The total building floor area and the resultant floor area ratio for the subdistrict after the land development.
[d] 
Floor area information for designated uses consisting of the following:
[i] 
Maximum permitted designated use FAR for the subdistrict in which the land development is proposed.
[ii] 
Amount and percentage of permitted designated use building floor area existing in the subdistrict before the proposed land development.
[iii] 
Total gross floor area of designated use buildings, by use, to be constructed in the land development proposed.
[iv] 
The total designated use building floor area, by use, and the resultant floor area ratio for the subdistrict after the land development.
[e] 
The area of streets, parking, sidewalks and walkways and the total area paved and percent of area paved or covered by structures in the development and each phase or section.
[f] 
The total acreage and percent of acreage in open space for the district as a whole, and each subdistrict, if any.
[g] 
The calculation of impervious surface in the development and in each phase.
[14] 
A written narrative which includes the following (as applicable):
[a] 
A description of the ownership of all of the land included within the subdivision or land development.
[b] 
An explanation of the purpose of the subdivision or land development.
[c] 
Details regarding covenants, grants of easements or other proposed restrictions to be imposed on the use of land, building and structures, including proposed easements or grants for public use or utilities.
[d] 
A statement describing the landscape design concept for the subdivision or land development.
[e] 
A description of proposals to preserve natural features and existing amenities.
[f] 
A statement describing the stormwater management methods to be employed in the design of the subdivision or land development.
[g] 
A reference to the narrative statement shall be made on the proposed subdivision or land development plan.
[h] 
Description of the effect of the proposed land development on the parking plan as described in both the district plan transportation study and the parking projections report.
[15] 
Calculation showing the impact of the proposed land development on the open space percentage and impervious surface limits of the UPD and the applicable subdistrict.
[16] 
All exterior features and improvements which are being provided to satisfy accessibility requirements for disabled individuals under the American with Disabilities Act or any other applicable laws and regulations.
[17] 
When a development is proposed to be submitted for final plan approval in phases over a period of years, a description of the proposed phasing plan shall be included with the application for preliminary plan approval. The description shall address:
[a] 
The phases in which the development will be submitted for final plan approval and the approximate date when each phase will be submitted for final plan approval.
[b] 
The approximate date when the development and each phase will be completed.
(b) 
Graphic information and plan content. The following information shall be provided:
[1] 
North point, graphic scale and legend describing all symbols shown on the plan.
[2] 
Project area boundaries with dimensions.
[3] 
A key map showing the location of the proposed development, within the UPD and the applicable subdistrict, roads and all major developments within 2,500 feet thereof at a scale of one inch equals 400 feet.
[4] 
The day, month and year that the plan was prepared, the date on which revisions to the plan occur after initial submission, a description of those revisions, and the date of the application for zoning permit.
[5] 
For any land development area which abuts the perimeter of the UPD, the names of abutting property owners, their mailing addresses, tax parcel numbers, and deed book and page numbers where their property listings may be found.
[6] 
All utility and drainage easements for public utilities or easements to be dedicated to the public.
[7] 
Natural features.
[a] 
Sinkholes, watercourses and depressions.
[b] 
Floodplain of the one-hundred-year flood elevation. (Also show any floodplain soils.)
[c] 
Steep slopes as defined by municipal ordinance.
[d] 
Topographic contour lines at vertical intervals of two feet for land with average undisturbed slopes of 4% or less and at intervals of five feet for land with average slopes exceeding 4%. The source of topographic data shall be specified.
[e] 
Planting areas/beds and landscape features, including tree masses.
[8] 
Man-made features on or within 150 feet of the land development area.
[a] 
Sewer lines (including laterals).
[b] 
Water mains and fire hydrants (including laterals).
[c] 
Electrical lines and poles (surface and subsurface).
[d] 
Culverts and bridges (type, size and appropriate slope).
[e] 
Railroads.
[f] 
Buildings (including parking lots and plantings).
[g] 
Streets, including rights-of-way, cartway widths, approximate grades and bike paths.
[h] 
All other utilities (including service entrances).
[9] 
Proposed development.
[a] 
Street information including:
[i] 
Location and width of rights-of-way and cartways.
[ii] 
Proposed street names.
[iii] 
A typical cross section showing materials for base and surfacing and method of construction.
[iv] 
Profiles along the center line of each proposed street, finished grade at a scale of one inch equals 50 feet horizontal and one inch equals five feet vertical.
[v] 
Radius of horizontal curves.
[vi] 
Length of tangents between reverse curves.
[vii] 
Curb radii at intersections.
[viii] 
Vegetation to be planted between curb or shoulder and the right-of-way line.
[ix] 
Curb and gutter locations and typical designs.
[x] 
Topographic contour lines for proposed finished grades within rights-of-way at intervals specified in Subsection B(2)(b)(7)[d] above.
[xi] 
Typical cross section of proposed roads.
[b] 
Sidewalks, walkways and bike paths, including location, width, grades, surfacing materials, and locations of ramps for the handicapped.
[c] 
Yard setback lines as required by the UPD.
[d] 
Location of street lights, including required entrance lights.
[e] 
Utility and drainage easements.
[f] 
Location and species of shade trees.
[g] 
Location and size of utilities.
[h] 
Location of fire hydrants.
[i] 
Location, total ground floor area, total floor area, height and use of the buildings and other structures. (All area dimensions shall be indicated in square feet.)
[j] 
Location, size and height of all proposed signage.
[10] 
All fire apparatus access lanes as required by (municipality) Chapter 200, Zoning, or Chapter 180, Subdivision of Land, or the Fire Chief.
[11] 
All outdoor storage facilities such as bulk trash containers and raw material storage, and any screening, if required.
[12] 
Motor vehicle access to site.
[a] 
All setbacks required for driveways or property access.
[b] 
Driveway throat widths, including radii (show vehicle turning path of largest trucks servicing the site).
[13] 
Off-street parking.
[a] 
Location, including required setbacks.
[b] 
All required handicapped spaces.
[c] 
All curbing and raised islands.
[d] 
Storm drainage systems.
[e] 
All perimeter plantings, such as shrubs, deciduous and coniferous trees. Include size and quality of plants used for headlight screening and proposed methods of installation.
[f] 
Location of all required loading spaces.
[g] 
Information concerning the installation of landscaping in the parking lots, including section elevations, plans and details of all landscaping elements.
[14] 
Planting beds and landscape features.
[15] 
A general grading plan showing any major alterations to the topography of the site.
[16] 
A stormwater management plan must be prepared in accordance with Chapter 175, Stormwater Management.
[17] 
Traffic impact study.
[a] 
A traffic impact study shall be submitted to the Township as part of an application for a land development plan if:
[i] 
The land development plan includes parking facilities which would generate 100 new vehicle trips (inbound or outbound) during the peak hour of vehicular traffic use of the parking facilities;
[ii] 
The land development plan includes the addition, removal or relocation of a street;
[iii] 
The proposed development alters the transportation patterns on a public street providing vehicular access to the development; or
[iv] 
For nonuniversity development defined as a "designated" use, 100 new vehicle trips (inbound or outbound) are generated during the peak hour based on trip generation rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual (most recent edition). Trip rates may also be determined based on research from existing nearby generators of a similar size and nature, with documentation of the following factors:
[A] 
Development size.
[B] 
Proposed uses in the development and the development being observed.
[C] 
Times, dates and locations of traffic counts (three days of data should be averaged).
[b] 
The traffic impact study shall be prepared by a qualified professional and include the following:
[i] 
A narrative description of existing conditions and traffic volumes for the external road network servicing the development.
[ii] 
Existing and future level of service analyses, which shall be based on the most recent edition of the Highway Capacity Manual, Special Report 209 (published by the Transportation Research Board, National Research Council), and will include the following:
[A] 
Existing conditions. Analysis of current conditions to allow comparison of actual conditions with conditions modeled in the district plan transportation study (DPTS).
[B] 
Future conditions. Analysis of future conditions without the proposed development traffic, if the site is not developed, and if only previously scheduled improvements are completed.
[C] 
Future conditions with site developed. Analysis of the incremental impact of the development on traffic conditions and identification of improvements needed to mitigate the impacts.
[D] 
Future conditions with site developed and mitigation in place. Analysis of conditions if the proposed development is built and improvements are implemented to mitigate the impacts.
[E] 
The study must detail the methods used to arrive at future traffic projections and must project traffic impacts at least to the first full year of operation of the development. If the proposed development is phased over time, traffic projections must be prepared for each phase.
[F] 
Level of Service D shall be the minimum acceptable LOS for an intersection approach in the postdevelopment condition.
[iii] 
The traffic impact study shall include a narrative discussion of the need for improvements or facilities to mitigate impacts which have been produced by development of the site.
[c] 
The external road network and intersections to be analyzed, the peak hours to be included in the analysis for both general and designated uses, and all other assumptions shall be determined at a scoping meeting attended by representatives of the applicant, the Pennsylvania Department of Transportation (PADOT), affected municipalities, and the Centre Regional Planning Agency (CRPA). In order to select the external road network and intersections to be analyzed, the intersections analyzed in the district plan transportation study (DPTS) will be reviewed to determine which intersections are projected to operate at level of service (LOS) D, E, or F. DPTS intersections which exhibit LOS E or F will be candidates for inclusion in the traffic impact study to undergo a more detailed analysis. DPTS intersections which exhibit LOS D will also be candidates for additional analysis, if the delays projected at the intersection are near the midpoint between LOS D and E.
[18] 
Signatures.
[a] 
Signature(s) and seal(s) of a licensed engineer or architect who prepared and/or supervised the preparation of the plan.
[b] 
Signed, notarized statement by the landowner or landowner's representative certifying ownership of the property.
[c] 
Space for approval signatures by the appropriate municipal representatives, including the date of such approval.
[d] 
As applicable, a signed, notarized statement by the owner certifying and acknowledging all offers of dedication of land or facilities to the municipality and acknowledging that the owner will be responsible for maintenance of lands or facilities until they are completed and accepted for dedication by the municipality.
[e] 
Fire Chief's signature.
[f] 
Add the following note for the appropriate plan:
[i] 
Subdivision plans. Approval of this preliminary plan and the final stormwater management plan grants the developer the right to construct the public improvements for this development. Only after final plan approval can the developer construct, offer for sale, transfer, agree or enter into an agreement to sell any lot or unit.
[ii] 
Land development plans. Preliminary approval shall not authorize construction or the issuance of any building or zoning permit.
(3) 
Contents of final plan. Final plans submitted for review shall include all information required by submission of a preliminary plan, plus the following:
(a) 
Location and elevation of installed monuments and markers, if any.
(b) 
Final dimension and bearings of right-of-way lines and easements, including radii of curves and acres and delta angles of all curves.
(c) 
A final stormwater management plan if required by Chapter 175, Stormwater Management.
C. 
Plan approval and recording. Plan approval and recording shall occur according to the procedures specified in Chapter 180, Subdivision of Land.