Township of Spring, PA Part 7 INTERCHANGE OVERLAY DISTRICT (I-O)

§ 22-701 Highway Access and Safety.

[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.

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.

§ 22-702 Setbacks and Landscaping.

[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.)

Table 3
Minimum Setback Along Interchange Access Road
ROW Width	33 feet	50 feet	80 feet	100 feet
Setback Size	83.5 feet	75 feet	60 feet	50 feet

Figure 2. Minimum setback from interchange access roadway based on existing right-of-way.

(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.

C. All trees required in Subsection 3B shall be located within the last 30 feet of the setback established in Subsection 2A (see Figure 3).

Figure 3. Area for walkways and tree plantings in setback from interchange access road.

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.

A. Within the setback establishment under Subsection 2A(1), sidewalks or pedestrian walkways shall be provided within the last 30 feet of the setback (see Figure 3).

B. Developers shall respond to topography and vegetation in the design of sidewalk or walkway layouts.

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.

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.

§ 22-703 Building and Site Design.

[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:

(1) Use of varying materials, textures or colors.

(2) Use of architectural detailing or elements, such as windows, colonnades, porches, porticos, columns, pilasters, cornices and canopies.

(3) Varying horizontal elevations, bumpouts and recesses.

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.

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.

C. The following uses shall be exempt from the requirements of Subsections 4A and 4B above:

(1) Single-family dwellings constructed on lots subdivided prior to the effective date of this Part.

(2) Agricultural uses that require additional utility service, provided such use is permitted under the terms of the applicable municipal zoning ordinance.

§ 22-704 Signs and Lighting.

[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

(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.

(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.

(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°.

(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.

(7) All lighting fixtures not described in Subsections 4B(4), (5) and (6) above shall have a maximum height of 20 feet.

(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°.

§ 22-705 Environmentally Sensitive Areas.

[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.

B. All existing vegetation within the setback established in Subsection 3A above shall be persevered.

C. Where stream crossings are approved pursuant to applicable Federal and State stream encroachment regulations, the setback established in Subsection 3A above shall be waived as to the approved crossing; provided, however, the natural channel shall be preserved to the maximum extent possible.

§ 22-706 Administration.

[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.

§ 22-707 Definitions.

[Ord. 2001-01, 7/2/2001, Art. VII]

1. 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].

ACCESSORY USE

A use of land or use of a structure or building for purposes incident and subordinate to the principal use of the premises.

CANDLEPOWER

The amount of light that will illuminate a surface one-foot distant from a light source to an intensity of one foot-candle.

CLEAR SIGHT TRIANGLE

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).

DEVELOPER

The person or entity that owns the property to be developed or that intends to develop the property or both.

FACADE

Face or front of building toward a street or other open space.

FOOT-CANDLE

A unit of illumination produced on a surface, all points of which are one foot from a uniform point source of one candle.

INTERCHANGE ACCESS ROAD

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).

INTERCHANGE OVERLAY CORRIDOR ZONE

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 HIGHWAY

Interstate 99.

LUMEN

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.

LUMINAIRE

A complete lighting unit consisting of a light source and all necessary mechanical, electrical and decorative parts.

MUNICIPALITY

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.

OFF-PREMISES SIGN

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.

ON-PREMISES SIGN

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).

PENNDOT

The Pennsylvania Department of Transportation.

PROJECT

Any development including retail, office, commercial, residential and industrial uses.

SCREENING

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.

SETBACK

A minimum distance by which any building or improvement must be separated from a right-of-way boundary.

SIGN

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.

	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.
	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.
	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.
	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.
	MONUMENT SIGN — A self-supporting sign with 50% or more of its horizontal dimension resting on the ground.
	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).
	WALL SIGN — A sign attached to and supported by an exterior wall or part of a wall of a building.
	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.

SIGN AREA

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.

STREAM

A body of water flowing in a channel or watercourse. A steady current of water.