[HISTORY: Adopted by the Township Council
of the Township of College 7-15-2004 by Ord. No. O-04-10. Amendments noted
where applicable.]
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.
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]
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:
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.
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.
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.
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.
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.
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]
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.
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.
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]
Requirements, restrictions or limitations applicable to designated
uses, as contained in this chapter or the District Plan.[2]
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]
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]
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]
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.
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.
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.
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.
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]
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 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 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 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.
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.
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.
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]
The area for a proposed land development project as defined
by the contract bid specifications of the contracting entity.
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.
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.
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.
Large open or enclosed places used for athletic or other
major events, and partly or completely surrounded by tiers of seats
for spectators.
A group of students formally organized and affiliated, recognized,
and/or sanctioned with a university for a common purpose or interest.
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.
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.
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.
All documents, including maps, written narrative and studies,
required to be submitted under this chapter as part of such District
Plan.[6]
GENERAL USEA use which is fundamental to the educational, research, public service, or technology transfer missions of a university.
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.
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
|
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:
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.
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.
Signs located with the UPD shall conform to the College Township sign regulations described in Chapter 170.
A.
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.
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:
(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.
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.
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.
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.
[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:
(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.
[11]
All outdoor storage facilities
such as bulk trash containers and raw material storage, and any screening,
if required.
[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:
[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:
