[Ord. 2001-01, 7/2/2001, Art. I]
1.
Commentary. Over time, if not carefully thought through, numerous
entryways can contribute to difficult turning situations and often
times lead to unsafe conditions. It is therefore the intent of this
Part to improve safety by limiting the number of access points which
are permitted onto the interchange access road. The reduction in paving
by eliminating the need for numerous entryways will also create more
frontage space for landscaping or retention of existing trees, thereby
promoting highway beautification and, thus, a more pleasing "gateway"
to the community.
2.
Access from Highways.
A.
All plans for vehicular access to new development from the interchange access road shall be submitted to the Township. If Pennsylvania Department of Transportation (PennDOT) approval is required, plans must be submitted to the Township and PennDOT concurrently for review and approval. All access plans are subject to the requirements of Subsection 3.
B.
Any right-of-way providing vehicular access to a department within an Interchange Overlay Zone shall be a type that is equal to or of a lower order than the highest order road (the interchange access road) serving the interchange. Except as provided in Subsection 2D, no direct vehicular access to any use from the interchange access road shall be permitted.
C.
Any new right-of-way providing vehicular access from the interchange
access road shall be located a minimum distance of 300 feet from the
point at which the exit/entrance ramp intersections with the interchange
access road. This point shall be determined to be the location at
which the white travel line markings begins to parallel the interchange
access road center line in the case of an exit ramp, or in the case
of an entrance ramp, where the white travel lane markings leaves that
parallel course, diverging from the interchange access road center
line. Any new right-of-way providing vehicular access from the interchange
access road shall be no closer to any other such right-of-way than
800 feet, measuring from center line to center line. (Figure 1).
 Figure 1. Vehicular access standards from interchange access
road.
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D.
Direct vehicular access to uses fronting on an interchanges access
road shall be permitted in the following instance:
(1)
Where direct access currently exists.
E.
Unless the municipality has adopted an official map, access easements
that connect adjoining properties and land developments for vehicular
and pedestrian access shall be provided.
3.
Traffic Studies and Transportation Improvements.
A.
All proposed nonindustrial development with vehicular access from
an interchange access road that will: i) provide in excess of 25,000
square feet of total gross floor area space or ii) generate an estimated
100 or more vehicle trips on the interchange access road during such
road's peak travel period per day, as defined by current traffic volumes
and concurrence of the Township, PennDOT and the developer's traffic
engineer, is required to provide a Traffic Impact Study to the Township.
B.
All proposed industrial development with vehicular access from an
interchange access road that will generate an estimated 100 or more
vehicle trips on the interchange access road during the road's peak
travel period per day is required to provide a Traffic Impact Study
to the Township.
C.
The Township may require a Traffic Impact Study for any proposed
development within the Interchange Overlay Zone.
D.
The Traffic Impact Study shall be prepared by a qualified professional
and shall meet or exceed the requirements set forth in Appendix B.
E.
Upon final review of the Traffic Impact Study, the Township shall
recommend improvements to the developer to maximize the development's
traffic impact and maximize public safety. Such recommended improvements
shall be taken into account in any zoning, site plan or subdivision
review of the proposed development.
4.
Intermodal Transportation.
A.
All commercial and industrial uses in an Interchange Overlay Zone
shall provide for on-site bicycle storage for 2.5% of the total number
of required parking spaces.
B.
Any use that does not fully utilize its parking area on weekdays
is encouraged to provide daytime park and ride opportunities.
C.
All uses shall provide for bicycle trails or lanes that connect to all adjacent properties and neighborhoods as a means of providing linkage between lots in the Interchange Overlay Zone. Where the bicycle trail can be combined with pedestrian sidewalk system as referenced in § 22-702, Subsection 4A, as determined by the Township, then the combined pedestrian/bicycle trail shall meet American Association of State Highway Transportation Officials (AASHTO) standards.[1]
[1]
This shall only apply if and when the Township adopts a bicycle
trails map.
D.
Public transit amenities shall be provided where appropriates, as
determined by the Township's transit provider. The amenities shall
include a transit stop pull-off and pad area, covered shelter and
connecting walkway(s) to the building(s). The appropriateness, design
and location of these facilities shall be based on ADA (Americans
with Disabilities Act) standards and the operational requirements
of the transit provider.
[Ord. 2001-01, 7/2/2001, Art. II]
1.
Commentary.
A.
Under Pennsylvania zoning and planning enabling legislation, local governments have the authority to adopt regulations requiring adequate setbacks and landscaping. The basic approach discussed here establishes a one-hundred-foot buffer between then interstate highway right-of-way and all development, a variable width (50 to 83.5 foot) setback from the interchange access road and all developments and standards for landscaping along the interchange access road and in and around parking lots. Steps to protect existing trees and woodlands are outlined in § 22-705.
B.
Concerns about the impacts of the development of safety, the future
scenic character around the interchanges and the environment prompted
the creation of this section. This section anticipates that growth,
and therefore road widening, are very likely to occur along the interchange
access road. The intent of the setback and placement of landscaping
requirements is to maintain adequate room between the roadway and
required sidewalks and street trees in case additional right-of-way
will need to be acquired. Trees and other landscaping are required
within and around parking lots; for highway beautification as seen
from the interstate or interchange access road; to improve the safety
by reducing diagonal travel across traffic patterns and to minimize
environmental impacts by reducing heat buildup and stormwater runoff
volume and velocity.
C.
Furthermore, the planting materials section requires that new plantings
use at least 50% vegetation native to central Pennsylvania. Native
species tend to be more tolerant of local environmental conditions
and tend to be healthier, reducing the need for watering, pesticides
and nutrient applications. On the other hand, the standard still provides
flexibility for other plant selections. Invasive species are excluded
from use because of their nuisance capacity and adverse impact on
other valued plants and animals.
2.
Setbacks.
A.
All proposed development to be located within the interstate highway
and interchange access road corridors shall meet the following setback
requirements:
(1)
A minimum setback from the edge of the right-of-way of the interchange
access road, as determined by Table 3, based on a variable existing
right-of-way width. Dimensions not shown in Table 3 are to be determined
by the Township. (See Figure 3.)
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Table 3
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|---|---|---|---|---|
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Minimum Setback Along Interchange Access Road
| ||||
|
ROW Width
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33 feet
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50 feet
|
80 feet
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100 feet
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Setback Size
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83.5 feet
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75 feet
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60 feet
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50 feet
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 Figure 2. Minimum setback from interchange access roadway based
on existing right-of-way.
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(2)
A minimum setback of 75 feet from the edge of the right-of-way
of the interstate highway for buildings and 50 feet for driveways
and parking lots.
B.
The setback requirements shall apply to all buildings, parking area
and service or loading zones, unless noted otherwise.
3.
Setback Landscaping.
A.
All setbacks required under Subsection 2 above shall be landscaped in accordance with this subsection.
B.
All lots adjacent to an interchange access road, shall provide a
minimum of one tree for each 40 linear feet of road frontage. Lots
less than 40 feet in width shall provide a minimum of one tree.
D.
All required trees planted within the setback shall be a shade-type
variety with a minimum caliper of 2.5 inches at planting and an expected
height at maturity of at least 30 feet.
4.
Sidewalks and Pedestrian Walkways in Setbacks.
5.
Parking Lot Landscaping.
A.
An approved landscape plan shall be required for all proposed parking
lots within the Interchange Overlay Zone.
B.
Parking lots and service or loading zones for commercial or industrial
uses shall be landscaped along the interstate or interchange access
road frontages. Landscaping methods may include the use of walls,
fences, hedges, shrubbery and earth berms that are a minimum of four
feet in height measured from the finished grade. Existing vegetation
may be counted toward landscaping requirements at the discretion of
the Township.
C.
Interiors of parking lots shall contain at a minimum the equivalent
of one tree for every 10 parking spaces. Instead of a uniform spacing
of trees, they may be clustered or grouped with the approval of the
Township.
D.
Planting islands within parking areas shall be no less than 180 square
feet per tree; a minimum width of 10 feet and shall be underlain by
a minimum of two feet of suitable planting soil free of construction
debris. (See Figure 5.) Developers are encourage to reduce curb height,
provide breaks in the curb or eliminate curbs around planting islands
so that they may be used as infiltration areas for a stormwater reduction.
Islands to be used for this purpose would be required to be at a lower
grade to allow for the absorption of water.
 Figure 5. Example planting island requirements within parking
areas.
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E.
Any tree planted within a parking lot shall be a non-columnar, shade-type
variety, with a minimum caliper of 2.5 inches of planting and an expected
height at maturity of at least 30 feet.
6.
Planting Materials.
A.
All new vegetation on a lot in the Interchange Overlay Zone, including
street trees, canopy trees, shrubs, bushes, hedges, flowers, plants
and ground cover shall be of a non-invasive species. For purposes
of this Part, those invasive species to be avoided shall include those
set forth in Appendix C.
B.
At least 50% of the new vegetation on a lot in the Interchange Overlay
Zone shall be native to the region. For purposes of this Part, native
vegetation shall include, but need not be limited to, plant materials
set forth in Appendix D.
C.
New vegetation shall be maintained permanently by the lot owner,
and any plant material which does not live shall be replaced within
one year.
[Ord. 2001-01, 7/2/2001, Art. III]
1.
Commentary. How buildings look, their placement on a site and their
relationship to the immediate surroundings provide some of the most
significant influences on the character of a community. Community
character, especially along well traveled routes, is an important
contributor to property values and strong economic development. As
such, this section aims to reinforce two of the main intentions of
the Interchange Overlay Zone - to provide for uniformity of standards
and highway beautification. The standards provided here will be equitable
for all who develop, but more importantly, they will provide a consistency
to the development character thereby enabling the long-term preservation
of property values and the promotion of economic development, both
valid legal rationales for regulation by municipalities. For example,
expansive blank walls of retail uses facing a street contribute very
little to the life and vitality of that location. Therefore, the standards
here for ground-floor display windows and a primary entry facing the
interchange access road reflect retail buildings qualities found in
the County's originally settled crossroads, villages and towns. Many
zoning codes in other municipalities in Pennsylvania require that
new structures have features similar to those of existing or historic
neighborhood buildings.
2.
Building Exteriors. All proposed development to be located within
the interstate highway and interchange access road corridors shall
meet the following requirements and shall be noted on the development
plans.
A.
All portions and sides of buildings shall utilize the same materials
that are used on the designated front of the building. Unpainted concrete
block, except when textured or tinted, shall not be used on building
exteriors.
B.
Glazed areas shall not exceed 60% of the exterior surface of any
single building. All glazing materials shall have a maximum of 15%
outside visible light reflectivity value.
C.
Facades greater than 45 feet in length shall employ one or more of
the following architectural design strategies:
D.
Facades of commercial buildings which face a public right-of-way
or parking area shall have a minimum of 20% of the ground floor exterior
area devoted to windows or display windows.
3.
Building Placement and Site Design. All proposed development to be
located within the interstate highway and interchange access road
corridors shall meet the following requirements.
A.
Building heights shall not exceed the underlying zoning district
height regulations; provided however, that in the overlay corridor,
the maximum height shall include the roof and provided further, that
no building shall be more than 12 feet greater in height than highest
elevation directly behind the proposed building within the 1/4 mile
overlay corridor.
 Figure 7. Elevated difference between hilltop and building height.
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B.
For properties with frontage along the interchange access road, the
building's primary facade shall be oriented toward the interchange
access road.
C.
Trash receptacles, mechanical equipment, outdoor storage, loading
docks and other accessory uses shall be located or screened in such
a manner as to be hidden from all off-property views, including the
interstate highway and interchange access road.
4.
Underground Infrastructure. All proposed development to be located
within the interstate highway and interchange access road corridors
shall meet the following requirements:
A.
After the effective date of this Part, all utility lines serving uses proposed or developed, including electric, telephone, data and CATV, shall be installed underground, except as provided in Subsection 4C below.
B.
Junction boxes, transformers and other apparatuses essential to utility
service which, due to their function, are required to be located above-ground,
shall be screened from view of public rights-of-way, as long as the
height of screening will not affect motorists visibility.
[Ord. 2001-01, 7/2/2001, Art. IV]
1.
Commentary.
A.
Signs and lighting, like architecture, play an important role in
shaping the image of a community. The intention of this section is
to provide thoughtful, yet flexible regulations to enable the municipality
to avoid the distracting clutter and glare, relating to safety and
highway beautification issues, that too often can come with new development.
B.
Signs that are too numerous or too large can overwhelm the viewer
and can even create dangerous conditions for motorists. The sign regulations
here provide for well-defined, consistent identification of individual
businesses which can create a pleasing environment that will orient
people and enhance the image of the community. Local governments in
Pennsylvania have clear authority to regulate signs under the Municipalities
Planning Code, and both Federal and State court decisions have given
municipalities ample authority to limit new signs, particularly billboards
or off-premises signs, in a special district, such as this Interchange
Overlay Zone. Moreover, the Pennsylvania Outdoor Advertising Act makes
it clear that local governments have authority to adopt stricter sign
control measures than contained in that legislation.
C.
"Dark Sky" lighting regulations, which are growing in popularity,
seek to avoid wasteful illumination that causes nighttime light pollution.
The standards here will provide appropriate illumination where needed
for business identification and safety while avoiding over-illumination.
Visibility of the nighttime sky is considered a special characteristic
for this region and one that these regulations seek to persevere.
2.
Off-Premises Signs. No off-premises signage shall be permitted within
an Interchange Overlay Zone, except for Tourist-Oriented Directional
Signs and General Motorist Service Signs as authorized by PennDOT
and/or the Federal Highways Administration in accordance with the
standards contained in their Traffic Engineering and Operations Manual.
3.
On-Premises Signs.
A.
A sign plan for all on-premises signage shall be submitted to the
Township for review and approval as part of the land development plan
submittal. Such plan shall include the size, location, material, color
and lighting designs for all signs proposed for the development site.
B.
All signs proposed, installed or replaced within an Interchange Overlay
Zone after the effective date of this Part shall conform to the standards
set forth below:
(1)
General Regulations. The following regulations shall apply to
all permitted sign uses:
(a)
No signs shall be placed within the clear sight triangle of
any intersection nor at any other location which could obstruct or
impair a motorist's clear vision. In addition, no sign shall be located
where it could be an impediment to pedestrian traffic.
(b)
No sign shall be painted, affixed, erected or maintained on
a tree, stone or other natural object.
(c)
No roof signs shall be permitted within the Interchange Overlay
Zone. Furthermore, no sign shall be erected or maintained which could
prevent free ingress or egress from any door, fire escape or roof.
(d)
For the purposes of this Part, sign area shall include the entire
face of a single side of a sign, including the advertising surface
and all framing, trim or molding, but excluding the supporting structure.
A double-faced sign shall be considered a single sign. Where a sign
contains individual stand-alone letters or symbols, the area shall
be considered to be the smallest rectangle or other geometric shape
which encompasses all the letters and symbols.
(e)
The main supporting structure of all signs shall be set back
a minimum of 15 feet from the edge of the right-of-way of the interchange
access road, or a distance equal to the height of the sign, whichever
is greater, and at least 75 feet from the edge of the right-of-way
of the interstate highway.
(2)
Businesses Identification Signs. Where proposed in conjunction with a permissible use, business identification signs may be permitted within the Interchange Overlay Zone subject to the following requirements. Such signs shall be designed as ground pole, monument, wall sign, or canopy and may only be illuminated as provided in Subsection 3B(4).
(a)
No more than one ground pole or monument sign and one wall sign
or up to two canopy signs may be permitted on any lot. One wall sign
may be permitted per business in a multi-tenant complex with public
exterior access.
(b)
Ground pole signs shall not exceed 20 feet in height above the
average finished grade of the proposed sign site, nor have a maximum
sign area greater than 32 square feet. See Figure 8 (one side).
 Figure 8. Maximum ground pole sign standards
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(c)
Monument signs shall not exceed 10 feet in height above the
average finished grade of the proposed sign site, nor have a maximum
sign area greater than 50 square feet. See Figure 9 (one side).
 Figure 9. Maximum monument sign standards.
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(d)
Wall signs shall not exceeded 32 square feet in area. In addition,
no portion of the wall sign shall project more than one foot from
the wall to which it is attached, nor extend above the top of the
wall. See Figure 11.
 Figure 10. Maximum wall sign standards.
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(e)
Up to two canopy signs may also be used as business identification
signs but may only be used in lieu of wall signs. The area of each
individual canopy sign shall not exceed 16 square feet per lot.
(f)
Arcade signs designed for pedestrian viewing may also be used
to identify businesses in a multi-tenant complex. Such signs shall
not exceed two square feet per side in area and shall be limited to
one sign per business.
(3)
Product Identification Signs. Product identification signs may
be permitted within the Interchange Overlay Zone subject to the following
limitations:
(a)
All product identification signs shall be part of the approved
sign plan for the site and/or use. The total area of all such signs
shall not exceed 32 square feet per business.
(b)
No portable product identification signs shall be permitted.
(c)
No product identification signs or devices shall be permitted
to be placed outside of a business or facility, either on the building
itself or on the same lot as the building, which advertises the variety,
type or pricing of available products or services, with the exception
of the following:
1)
Automobile service station signs which advertise the price of
different grades of gasoline or other fuels. Such signs shall be separate
from other business identification signs and shall be limited to one
such sign per lot. No automobile station sign shall be greater than
five feet in height and 16 square feet in area.
2)
Menu or sandwich boards may be permitted but shall be limited
to one such board per business and have a maximum area of 24 square
feet.
(4)
Sign Illumination. All illuminated sign, whether internally
or externally lit, shall meet the following requirements:
(a)
The light source for all externally illuminated signs shall be white light, be mounted from above to down-light the sign and shall otherwise conform to the lighting standards of Subsection 3B(4).
(b)
Internal illumination of signs shall be limited to the letters
and logos of the sign face. All other portions of such signs shall
have opaque surfaces.
(c)
All illumination shall be steady in nature. No flashing, blinking,
fluctuating or otherwise changing light source may be permitted, with
the exception of approved time and temperature signs.
4.
Exterior Lighting/Illumination.
A.
A lighting plan for all exterior illumination shall be submitted
to the Township for review and approval as part of the land development
plan submittal. Such plans shall include the type, size and location
of all lighting and lighting fixtures proposed for the site.
B.
All exterior lighting proposed, installed or replaced within an Interchange
Overlay Zone after the effective date of this Part shall conform to
the standards set forth below.
(1)
All outdoor lighting fixtures, including without limitation,
ground, pole and building mounted fixtures and canopy lighting, shall
be of a design and type containing shields, reflectors, fracture panels
or recessed light sources such that the cutoff angle is less than
90°. For purposes herein, the cutoff angle is that angle formed
by a line drawn from the direction of light rays at the light source
and a line perpendicular to the ground from the light source above
which no light is permitted. See Figure 11.
 Figure 11. Outdoor fixtures showing cutoff angle of less than
90°.
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(2)
Notwithstanding Subsection 4B(1) above, decorative fixtures with produce a cutoff angle of greater than 90° may be permitted upon approval by the Township. Decorative fixtures shall minimize glare either: i) through the use of light dispersing globes and decorative shields or ii) through the use of a maximum of 2,700 lumens (equivalent to 150 watts incandescent).
(3)
All light rays emitted from fixtures must be directed toward
the ground and shielded from shining toward the sky; provided, however,
lighting used to directly illuminate building facades, landscape features
or site features may use lighting of up to a maximum 2,700 lumens
(150 watt maximum incandescent) that restricts illumination to the
area or surface intended to be illuminated.
(4)
Lighting fixtures for commercial or industrial use shall have
a maximum height of 25 feet.
(5)
Lighting fixtures for residential use shall have a maximum height
of 16 feet.
(6)
The permitted illumination average shall be calculated in foot-candles
and measured for the development area only, which shall include all
paved and landscaped areas of the site.
(a)
The maximum maintained illumination average shall not exceeded
5.0 foot-candles for nonresidential sites and 2.0 foot-candles for
residential sites. The minimum maintained illumination average shall
not be less than 2.0 foot-candles for nonresidential sites and 0.5
foot-candles for residential sites.
(b)
The maximum permitted illumination at the property line for
nonresidential uses that are located adjacent to other nonresidential
uses shall not exceed 0.5 foot-candles. All other uses including nonresidential
uses adjacent to residential shall not exceed 0.2 foot-candles as
measured at ground level.
(8)
Lighting from all fixtures, including internally illuminated
signs, that are to remain illuminated during non-operating hours,
shall be reduced by at least 75% of the lighting level used during
hours of operation; provided, however, such reduction shall not apply
to residential uses.
(9)
Lighting fixtures used to illuminate flags, statues or any other
objects mounted on poles, pedestals or platforms shall project a narrow
cone of light for the purpose of focusing the light on the intended
object and minimizing spill-light and glare.
(10)
The following fixtures shall be excluded from the standards set forth in Subsections 4B(1) through (9) above:
(a)
Light fixtures producing light directly by the combustion of
fossil fuels, such as kerosene lanterns and natural gas lamps.
(b)
Temporary lights used for holiday decorations provided they
are placed to prevent glare.
(c)
Construction or emergency lighting provided such lighting is
temporary and is removed immediately upon completion of the construction
work or abatement of the emergency necessitating such lighting, as
the case may be.
(d)
PennDOT lighting in public rights-of-way, which may utilize
a maximum height of 40 feet and shall utilize full cut-off luminaries.
External light shields shall be required if it is determined that
residential dwellings are adversely impacted by this height exception.
(e)
Lighting used for outdoor recreational areas, such as playing
fields and tennis courts provided that such lights are used only during
reasonable hours of operation, as determined by the Township. Such
lights shall not exceed 80 feet in height and shall be shielded so
as to produce a maximum cut-off angle of less than 90°.
[Ord. 2001-01, 7/2/2001, Art. V]
1.
Commentary.
A.
This region is fortunate to be blessed with high quality natural
resources; however, as with any natural systems, they are vulnerable
to degradation altered too much. Three categories of environmentally
sensitive areas are discussed in this section, due not only to their
contribution to our unique natural heritage, but also because of their
relationship with public health and safety: steep slopes, streams,
wetlands and trees. For example, it is well recognized that trees
have some very important positive environmental aspects, such as controlling
site runoff and erosion (and thus protecting surface water quality),
assisting with infiltration for groundwater recharge, improving air
quality, and providing wildlife habitat. Requiring a soils report
for steeper slopes ensures that no buildings will be erected on unstable
soils.
B.
The standards here have been structured to provide straightforward
explanation (versus complicated calculations) and flexibility in their
implementation. For example, the slope percentage designations are
derived directly from the Soil Survey of Centre County2 and can be easily discerned on the soil survey map.
C.
The Municipalities Planning Code provides local jurisdictions in
Pennsylvania with ample authority to protect trees and vegetation.
The State's Stormwater Management Act also provides authority as well
as allowing limits on earthmoving activities to "minimize the extent
of disturbed lands."
2.
Slope Restrictions.
A.
For the purposes of this Article, the slope(s) of a site shall be
determined by utilizing the Soil Survey of Centre County.
B.
In areas of steep slopes within an Interchange Overlay Zone, the
following standards shall apply to all grading and development.
(1)
For slopes averaging 15% to 25% (a "D" slope as shown in the
Soil Survey of Centre County), no more than 40%) of such naturally
occurring slopes shall be developed, graded, deforested and/or stripped
of vegetation.
(2)
For slopes averaging greater than 25% (an "F" slope as shown
in the Soil Survey of Centre County), no development shall be allowed
except upon submission of a report by a professional engineer certifying
that the steep slope may be safely developed. Furthermore, the owner
and/or developer shall agree, as a condition to approval of the development
plan, to hold the Township harmless from and against any and all claims
or damages due to approval of such plan. If development is allowed
to occur under this subsection, no more than 15% of such naturally
occurring slopes shall be developed, graded, deforested and/or stripped
of vegetation.
3.
Stream and Wetland Buffers.
A.
All improvements or land disturbances within an Interchange Overlay
Zone shall be set back at least 100 feet from the top of any stream
bank or edge of any wetland. Where application of this setback would
render the site undevelopable, up to 35% of the setback may be used
for conditional pervious surface uses, as approved by the Township.
(See Figure 13.)
 Figure 12. One hundred foot setback from streams or wetlands.
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[Ord. 2001-01, 7/2/2001, Art. VI]
1.
Applicability of Commentary. "Commentary" discussions provided for
each section of this Part are included for general guidance purposes
for the application and use of the standards set forth elsewhere in
this Part. The commentary discussions shall not be interpreted or
construed in any way to be the basis of any standard in and of themselves.
[Ord. 2001-01, 7/2/2001, Art. VII]
1.
ACCESSORY USE
CANDLEPOWER
CLEAR SIGHT TRIANGLE
DEVELOPER
FACADE
FOOT-CANDLE
INTERCHANGE ACCESS ROAD
INTERCHANGE OVERLAY CORRIDOR ZONE
INTERSTATE HIGHWAY
LUMEN
LUMINAIRE
MUNICIPALITY
OFF-PREMISES SIGN
ON-PREMISES SIGN
PENNDOT
PROJECT
SCREENING
SETBACK
SIGN
SIGN AREA
STREAM
Interpretation. Unless otherwise specified or defined herein, all terms shall have the same meanings as those contained in the Township's zoning ordinance [Chapter 27].
A use of land or use of a structure or building for purposes
incident and subordinate to the principal use of the premises.
The amount of light that will illuminate a surface one-foot
distant from a light source to an intensity of one foot-candle.
An area of unobstructed vision at street intersections formed
by lines of sight between points which are a specified distance from
the intersection of the street center lines (minimum of 75 feet).
The person or entity that owns the property to be developed
or that intends to develop the property or both.
Face or front of building toward a street or other open space.
A unit of illumination produced on a surface, all points
of which are one foot from a uniform point source of one candle.
The highest order road serving an interchange and providing
access to the interstate highway. Interchange access roads are designated
as follows: 1/4 mile deep from the center line of the road and one
mile long measured from the center line of the interchange (East College
Avenue, Zion Road, North Harrison Road, Blanchard Street).
The area located within 1/4 mile along each side of the interstate
highway and the interchange access road, and one mile long, measured
from the geographical center of such interchange.
Interstate 99.
A unit of luminous flux. One foot-candle is one lumen per
square foot. The lumen output values shall be the initial lumen output
ratings of a lamp.
A complete lighting unit consisting of a light source and
all necessary mechanical, electrical and decorative parts.
The political subdivision(s) in which the proposed development
is to be located and/or the applicable entity responsible for approving
proposed zoning, subdivision or land development plans within the
Interchange Overlay Zone, including Benner Township, College Township,
Marion Township, Patton Township, Spring Township and Worth Township
of Centre County, Pennsylvania.
A sign which directs attention to a business, commodity,
service or activity conducted, sold, offered or available at a location
other than the site upon which the sign located, i.e., a billboard
or advertising sign board.
A sign which identifies a business or profession conducted,
a commodity or service sold or manufactured, or an activity offered
on the site where the sign is located, i.e., a business identification
sign, a directory sign or a product identification sign(s).
The Pennsylvania Department of Transportation.
Any development including retail, office, commercial, residential
and industrial uses.
The provision of a visual shield or barrier which may include
vegetative planting; fencing; natural or man-made berms; or landforms
between adjacent properties, structures or uses.
A minimum distance by which any building or improvement must
be separated from a right-of-way boundary.
A presentation of letters, numbers, figures, pictures, emblems,
insignia, lines or colors or any combination thereof displayed for
the purpose of information, direction or identification or to advertise
or promote a business, service, activity, interest or product or any
otherwise lawful noncommercial use.
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ARCADE SIGN — A sign designed for pedestrian viewing which
identifies an individual business establishment and is mounted under
the overhang of a building, usually in a shopping center or other
multi-tenant complex.
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BUSINESS IDENTIFICATION SIGN — A sign which identifies
a commercial or industrial establishment or activity located on the
same premises as the sign, including ground pole signs, wall signs
and monument signs.
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CANOPY SIGN — Any sign that is a part of or attached to
an awning, canopy or other fabric, plastic, or structural protective
cover over a door, entrance, window or outdoor service area. A marquee
is not a canopy.
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GROUND POLE SIGN — A free-standing sign supported by one
or more uprights, poles or braces placed in or on the ground surface
and not attached to any other structure.
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MONUMENT SIGN — A self-supporting sign with 50% or more
of its horizontal dimension resting on the ground.
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PRODUCT IDENTIFICATION SIGN — Devices, structures or objects
used to advertise a product, service, commodity or activity available
or occurring on the same premises as the sign(s).
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WALL SIGN — A sign attached to and supported by an exterior
wall or part of a wall of a building.
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WINDOW SIGN — A sign which is applied to or placed against
a window(s) of a building, so as to be viewed through a window.
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The entire dimensional area of a sign, including the advertising
surface and any framing, trim or molding but excluding the supporting
structure. Where a sign consists of stand alone individual letters
or symbols, the area shall be considered to be the smallest rectangle
or other geometric shape which encompasses all of the letters and
symbols.
A body of water flowing in a channel or watercourse. A steady
current of water.
