[Ord. 1593, 5/6/1999, Section 1]
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.
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.
f.
The UPD is intended to encourage innovative and sensitive design
in the lay out 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.
[Ord. 1593, 5/6/1999, Section 2]
The definitions set forth below shall be applicable to this
chapter.
a.
ACCESSORY USE — A use customarily incidental, subordinate and
directly related to a general or designated use. Accessory uses in
the UPD shall be limited in size by the following standards:
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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.
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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.
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For 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.
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b.
AGRICULTURE — The use of land for agricultural purposes, including
farming, dairying, pasturage agriculture, horticulture, floriculture,
viticulture, and animal and poultry husbandry and the necessary uses
for packing, treating, or storing produce; provided, however, that
the operation of any such accessory uses shall be secondary to that
of normal agricultural activities.
c.
AGRICULTURAL STRUCTURES THAT HOUSE ANIMALS — Structures which
are used for the keeping of cattle, horses, sheep, goats, swine or
other farm animals, including feedlots, and manure management equipment
and facilities.
d.
BUSINESS INCUBATOR — A building that offers office, light industry
and manufacturing and/or laboratory space, common facilities and shared
support services at below market rates to tenants.
e.
BUSINESS OFFICE — Any 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.
f.
BUSINESS SERVICES — Any building, or portion thereof, used
by any company, corporation, partnership, or sole proprietor for such
uses as, advertising and mailing, building maintenance, data processing,
equipment rental and leasing, quick-print and photocopying, photo
finishing, messenger or courier services, and supplying stationery
and other office supplies.
g.
CONTINUOUS CARE RETIREMENT COMMUNITY — Residential uses with
assisted care facilities for retirement living, which may include
detached or attached dwellings, duplexes, townhouses, apartments,
and other types of residential units, community centers, dining facilities,
nursing home and long term care facilities, recreational facilities,
and incidental retail sales and services for the benefit of residents
and patients. Signs for accessory uses shall be limited to incidental
signs.
h.
CORPORATE OFFICE — Any building, or portion thereof, used as
the place of business by an association of individuals created by
law and existing as an entity with powers and liabilities independent
of those of its members.
i.
DESIGNATED USE REQUIREMENTS — Requirements, restrictions or
limitations applicable to Designated Uses, as contained in this chapter
or the District Plan.
j.
ESSENTIAL UTILITY SERVICES — Public or private utility distribution
systems for gas, water, storm and sanitary sewer, telecommunications,
electricity, compressed air, chilled water, steam, condensate or similar
services including poles, wires, mains, drains, sewers, pipes, conduits,
cable towers and antennas not exceeding the maximum permitted height
in a subdistrict, and other similar equipment and accessories necessary
for furnishing such service. Essential utility services shall not
include electric power generating plants, substations, water tanks,
gas transfer stations, water and sewage treatment plants, buildings
and lift stations, and water supply wells.
k.
FINANCIAL OFFICE — Any 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,
broker, lessees, buyers, sellers, agents, and developers of real estate.
l.
FLOOR AREA RATIO (FAR) — The gross floor area of all buildings
in a subdistrict divided by the subdistrict area.
m.
GOVERNMENT OFFICE — Any 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.
n.
MEDICAL OFFICE — Any building, or portion thereof, used by
any company, corporation, partnership, or sole proprietor primarily
engaged in furnishing medical, surgical and related services to individuals,
including the offices of physicians, dentists, chiropodists, chiropractors,
opthamologists, 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.
o.
NON-STUDENT HOUSING — Housing in the UPD other than that provided
by student residence halls or other student housing units, a continuous
care retirement community, or a retirement community. If permitted
in a specific subdistrict by the approved District Plan, the applicable
residential zoning district requirements from the Borough of State
College's Zoning Ordinance will be used to govern development of the
non-student housing.
p.
PARKING, SPECIAL EVENT — Parking which is used infrequently
to accommodate the needs of special events, and not for regular use
by employees, residents, or students. Such parking would typically
be provided in grass fields or unimproved lots not otherwise used
for parking, as occurs with Penn State football games, community 4th
of July celebrations or other similar events.
q.
PARKING, TEMPORARY — Parking which is established for a fixed
period of time to accommodate construction projects, weather emergencies
or other similar limited needs, and which will be removed upon expiration
of the time period, unless extended by the municipality. 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 municipal engineer.
r.
PERIMETER SETBACK — A distance extending from the boundary
of the UPD district to a structure within the UPD. The size of a required
perimeter setback shall be measured as the shortest distance between
the structure and the boundary of the UPD district.
s.
PERSONAL SERVICES — Any building, or portion thereof, used
by any company, corporation, partnership, or sole proprietor primarily
engaged in providing services involving the care of a person or his
or her apparel. Personal services usually include the following: laundry,
cleaning and garment services, garment pressing, linen supply, diaper
services, coin-operated laundries, dry cleaning plants, carpet and
upholstery cleaning, photographic studios, beauty shops, barber shops,
hair salons, shoe repair, hat cleaning, funeral services, steam baths,
reducing salons and health clubs, clothing rental, locker rental,
and porter services.
t.
PILOT OR PROTOTYPE MANUFACTURING — A facility used for the
production and/or testing of materials, physical layouts, processes,
equipment, and other concepts, ideas and costs at a stage between
the research laboratory and full-scale production.
u.
PROFESSIONAL OFFICE — Any building, or portion thereof, used
for the office for attorneys, accountants, architects, engineers,
landscape architects, clergy, planners, surveyors and all other offices
which are similar to the listed uses in function, and traffic-generation
and attraction capabilities.
v.
PROJECT AREA — The area for a proposed land development project
as defined by the contract bid specifications of the contracting entity.
w.
RETIREMENT COMMUNITY — Residential uses and ancillary facilities
for retirement living which may include detached or attached single-family
dwellings, duplexes, townhouses, or apartments, and other types of
residential units, community centers, recreational facilities, and
incidental retail sales and services for the benefit of residents.
x.
SIGNS —
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DIRECTIONAL SIGN — A sign erected along a public road
to direct vehicles or pedestrians to a stated location.
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EVENT SIGNS — Event signs are a type of directional sign
specifically intended to direct motorists attending an event in the
UPD to the site of the event.
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GROUND POLE SIGN — A sign supported by one or more uprights,
poles, or braces, placed in or upon the ground.
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INCIDENTAL SIGN — A sign, generally informational or regulatory,
that has a purpose secondary to the subdistrict in which it is located,
such as "no parking", "entrance", "loading only", "telephone", and
other similar directives.
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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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ROOF SIGN — Any sign erected and maintained upon or above
the roof of any building or structure.
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TEMPORARY SIGN — A sign designed or intended to be displayed
for no more than 60 days during the calendar year.
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WALL SIGN — A sign attached parallel to but within 12
inches of a wall, painted on the wall surface, or erected and confined
within the limits of an outside wall of any building or structure,
which is supported by such wall or building, and which displays only
one sign face.
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WINDOW SIGN — A sign that is attached to the exterior
or interior of a window, which is intended for viewing from the exterior
of the building.
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y.
SOCIAL, CIVIC OR FRATERNAL CLUB — A group of people, excluding
student organizations, formally organized for a common purpose or
interest, usually cultural, religious or entertainment, with regular
meetings, membership requirements, fees and dues, and a constitution
and/or by-laws.
z.
SPRAY IRRIGATION — A method of wastewater disposal and any
necessary appurtenance which, following a minimum of secondary treatment
of the wastewater, involves spray application of the treated effluent
on land determined to have soil characteristics capable of providing
the additional filtration and treatment of the effluent to meet applicable
state water quality standards. A minimum perimeter setback of 200
feet is required between any area used for such purposes and an adjoining
zoning district.
aa.
STADIUMS — Large open or enclosed places used for athletic
or other major events, and partly or completely surrounded by tiers
of seats for spectators.
bb.
TELECOMMUNICATIONS STRUCTURES — Structures such as transmission
towers, antennas, microwave annas, satellite dish antennas and other
similar equipment exceeding 12 feet in diameter and for the maximum
building height permitted in a subdistrict; and which are not designed,
intended or permitted to carry service distribution lines.
cc.
TEST TRACKS — Open or enclosed facilities utilized for the
testing of motorized vehicles, vehicle components or other machinery,
which may include but not be limited to a driving track, and buildings
or facilities for testing engines, transmissions, and similar vehicle
elements.
dd.
TRANSPORTATION FACILITIES — Public or private facilities which
are necessary for the operation, maintenance, and storage of vehicles
or equipment used in providing any type of transportation services.
Such facilities may include a range of facilities such as fleet services,
major transit or transfer terminals, and airport facilities.
ee.
TRANSPORTATION SERVICES — Structures or equipment used primarily
in providing community or University transportation such as transit
shelters or stops, bicycle racks or lockers, and rails or other elements
of fixed guideway transportation systems.
ff.
UPD DISTRICT PLAN (DISTRICT PLAN) — All documents, including
maps, written narrative and studies, required to be submitted under
this chapter as part of such District Plan.
gg.
USES —
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GENERAL USE — A use which is fundamental to the educational,
research, public service, or technology transfer missions of a university.
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DESIGNATED USE — A use which by its nature involves a
substantial degree of public use, and/or a level of intensity and
non-traditional relationship to a university which suggests that it
should be limited in some way in a given area.
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hh.
UTILITY USES, FACILITIES, AND STRUCTURES — Public or private
electric power generating plants, substations, water tanks, gas transfer
stations, water and sewage treatment plants, buildings and lift stations,
water supply wells, chilled water plants, steam plants, spray irrigation
and other buildings and uses not defined as "essential utility services".
[Ord. 1593, 5/6/1999, Section 3]
Land and structures in a University Planned District may only
be used for the following as permitted or restricted in the District
Plan:
a.
General uses:
Agriculture
Agricultural structures that house animals
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
Business offices
Business incubators
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
Non-student 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
Transportation facilities
Telecommunications structures
Test tracks
Utility uses, facilities and structures
Visitor Center
c.
Accessory Uses: Accessory uses are permitted, as defined in Section
1202.a.
[Ord. 1593, 5/6/1999, Section 4]
A UPD 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 Ordinance, and upon rezoning by the municipality.
[Ord. 1593, 5/6/1999, Section 5]
Lands within a UPD shall be apportioned into subdistricts, as
designated on an approved District Plan. A subdistrict shall consist
of not less than 10 acres.
[Ord. 1593, 5/6/1999, Section 6]
a.
The following requirements for structures and improvements within
a UPD 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 Section 1206.a 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 Section 1217.d.
(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, penthouses, chimneys, steeples, flagpoles, masts
and aerials, monuments, radio and television transmission towers,
smoke stacks, utility poles and towers, ventilators, water tanks,
windmills, elevator shafts and other similar structures.
(4)
No less than 40% of the total UPD shall be maintained as open space.
One or more subdistricts may contain a smaller percentage of open
space, so long as the total open space throughout the District conforms
to the amount specified herein, and provided that no subdistrict shall
have less than 20% 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.
[Ord. 1593, 5/6/1999, Section 7]
a.
General and Designated Uses. General and designated uses shall be
permitted subject to the requirements of this ordinance, 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.
[Ord. 1593, 5/6/1999, Section 8]
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 (CRPC). The parking standards
set forth therein shall then become applicable to the District Plan
and Narrative.
f.
Parking for Third-Party Development. Notwithstanding Sections 1208.a
through e, independent third-party land development in the UPD shall
provide on-site parking in accordance with the Borough of State College's
requirements.
[Ord. 1593, 5/6/1999, Section 9]
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 ride sharing, 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.
[Ord. 1593, 5/6/1999, Section 10]
a.
Except as provided for in Sections 1210.c, 1210.e and 1210.f, the
following regulations shall apply to signs located within 50 feet
of the edge of the right-of-way along a public road corridor or within
the perimeter setback in other areas:
(1)
Types of signs permitted include monument, wall, directional, traffic
regulatory and warning, and other incidental signs. Ground Pole (except
when used as directional or traffic regulatory and warning signs)
and roof signs are prohibited. Commercial advertising is prohibited
on signs located within 50 feet of the edge of the right-of-way along
a public road or within the perimeter setback in other areas.
(2)
Monument Signs:
(a)
Shall not exceed 10 feet in height measured from grade beneath
the center of the sign to the top of the sign face, supporting structure,
or lights, whichever is greater;
(b)
Shall be limited to 30 square feet per sign face;
(c)
May be internally or externally illuminated, provided that external
illumination be directed upon the sign face and not be directly visible
to motorists using the public road or visible over adjacent property
boundaries;
(d)
May be designed such that individual letters or the entire sign
face may be changed to announce events occurring at the building or
other facility designated on the sign.
(3)
Wall Signs:
(a)
No portion of any wall sign may extend above vertically or beyond
horizontally the wall upon which it is affixed;
(b)
May be internally or externally illuminated, provided that external
illumination be directed upon the sign face and not be directly visible
to motorists using the public road or visible over adjacent property
boundaries;
(c)
May be designed such that individual letters or the entire sign
face may be changed to announce events occurring at the building or
other facility designated on the sign;
(d)
Shall be limited to two square feet of sign face per foot of
building frontage to a maximum of 200 square feet.
(4)
Directional Signs:
(a)
Shall not exceed 10 feet in height measured from grade beneath
the center of the sign to the top of the sign face or supporting structure,
whichever is greater;
(b)
Shall be limited to 24 square feet per sign face;
(c)
May be internally or externally illuminated, provided that external
illumination be directed upon the sign face and not be directly visible
to motorists using the public road or visible over adjacent property
boundaries.
(5)
Traffic Regulatory and Warning Signs:
(a)
Shall conform to the Manual on Uniform Traffic Control Devices
or successor standards approved by the Pennsylvania Department of
Transportation;
(b)
May not be illuminated unless so required by the Uniform Traffic
Control Devices or successor standards approved by the Pennsylvania
Department of Transportation.
(7)
Event Signs:
(a)
Event signs containing moving copy may only operate for three
hours prior to the event through one hour after the completion of
the event.
(b)
Event signs may be located:
(i)
Within 50 feet of the following public rights-of-way within
the UPD: US 322 and US 322 Business, PA 26, University Drive, and
Park Avenue.
(ii)
On structures owned by the Pennsylvania Department of Transportation
located above the cartway on US 322 and US 322 Business, PA 26, and
Park Avenue east of Shortledge Road used to support traffic information
and directional signs.
(c)
Event signs are prohibited in transitional areas, areas of special
significance, and on or within 50 feet of the right-of-way along all
portions of College Avenue located within the Borough of State College.
(d)
Event signs, whether permanently affixed to the ground or portable,
shall not exceed 10 feet in height measured from grade beneath the
center of the sign to the top of the sign face or supporting structure,
whichever is greater.
(e)
Event signs shall be limited to 40 square feet per sign face.
(f)
Event signs are limited to messages containing alpha and numeric
characters and directional arrows. The content of any message on an
event sign shall be limited to the name of the event, the time and
location of the event, and information directing motorists to the
event's location. Commercial advertising of any type, including logos,
and advertising future events at any facility in the UPD is expressly
prohibited.
(g)
A sign permit must be obtained for an event sign prior to its
placement. Portable event signs must be permitted prior to their initial
placement; thereafter, no permit is required for reuse of said portable
event sign if placed in the same location.
b.
Exemptions. The following signs are exempt from these regulations:
(1)
Historical markers.
(2)
Construction project signs for a period not to exceed one month before
commencement of the project to one month after its completion.
(3)
Banners, provided such banners are approved by the appropriate University
official.
(4)
Temporary signs, except event signs as defined herein, announcing
a special event or activity unless prohibited under Section 1210.e
and provided such temporary signs are approved by the appropriate
University official.
(5)
Scoreboards which are erected at facilities permitted under the provisions
of this Ordinance.
c.
Permits:
(1)
A sign permit must be issued by the Sign Officer of the municipality
in which the sign will be located prior to the erection of any monument,
wall, event or directional sign located within 50 feet of the edge
of the right-of-way along a public road or within the perimeter setback
in other areas.
(2)
Applications for a sign permit shall be made on a form provided by
the sign officer of the municipality in which the sign will be located.
(3)
Sign permits are valid until the sign is replaced, remodeled, or
structurally altered, in which case a new permit shall be required.
(4)
A fee shall be required for each sign permit based on the applicable
municipal fee schedule.
(5)
The applicant is responsible for obtaining any electrical, building,
or other permit required by Centre Region Code Administration, the
Pennsylvania Department of Transportation or other regulatory agency.
d.
Special Exceptions and Variances:
(1)
Requests for a special exception or variance to the requirements
of this section shall follow the procedures and standards set forth
in the Sign Ordinance of the municipality in which the proposed sign
would be located.
e.
Prohibited Signs. The following signs are prohibited in the UPD:
(1)
Beacons or searchlights (except when used in conjunction with operations
at University Park Airport).
(2)
Signs which incorporate any continuously flashing or moving illumination
or message boards, or with illumination which varies in intensity
or which varies in color, and signs which have any visible moving
part, revolving parts, or visible mechanical movement, or other apparent
visible continuous movement achieved by electrical pulsations or by
actions of normal wind currents, except when not visible from motor
vehicles traveling on any public roads or event signs as permitted
under Section 1210.c(7).
(3)
Inflatable signs or movable signs, except when not visible from motor
vehicles traveling on any public road.
(4)
Tethered balloons or other tethered signs, except when not visible
from motor vehicles traveling on any public road and provided such
tethered balloons or signs do not create any hazard for the operation
of any aircraft, hot air balloon, or dirigible.
(5)
Signs which, by reason of size, location, or illumination, obstruct
the vision of drivers, either when leaving a public road, or when
entering a public road from any other street or driveway, or obstructs
or detracts from the visibility or effectiveness of any traffic sign
or control device on a public road.
[Ord. 1593, 5/6/1999, Section 11]
a.
b.
The Pre-application 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 Section 1211.a shall be submitted to the municipality and the CRPC
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 CRPC shall be deemed
advisory and shall not be binding upon the applicant, municipality
or CRPC. 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 the municipality subject to payment of
any fees; if applicable. Upon receipt of the application, one copy
of the application shall be submitted to the CRPC.
(2)
The application shall be referred to the Planning Commission for
review and recommendation.
(3)
The governing body 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 governing body shall send notice of such
approval with conditions to the applicant by certified mail within
15 days of action by the governing body. 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 greater than
10 feet in height, or the expansion of the gross floor area or height
of an existing building or structure.
(c)
Any new use or change in use that results in the establishment
of a designated use or the establishment of a general use which is
restricted, or located in a transitional or special zone.
(d)
The expansion of a designated use.
(e)
The opening of a driveway onto a public street.
(f)
The installation of lighting on any play field or court or any
off-street parking area located within 1,000 feet of a perimeter,
unless, in the judgment of the municipal zoning official, adequate
screening exists to prevent the casting of direct rays of light upon
adjacent properties or public rights-of-way.
(g)
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.
[Ord. 1593, 5/6/1999, Section 12]
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 Section 1211 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 the CRPC for review and recommendation. The
governing body shall hold a public hearing after public notice on
the proposed amendment.
c.
Notice to Other Municipalities. The municipality 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.
[Ord. 1593, 5/6/1999, Section 13]
Land development or subdivision in the UPD shall be subject to the uniform subdivision and land development standards established in Sections 1214 through 1219 of this Ordinance. The standards set forth in this Ordinance, and as further specified in the approved UPD District Plan, shall serve as the basis for land development plan approval.
[Ord. 1593, 5/6/1999, Section 14]
a.
Classification of Streets.
(1)
Public Streets. 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 the Borough of State College Subdivision
and Land Development Ordinance 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. Dedication of streets to the municipality for public
use shall be required whenever land development results in construction
of a street which, at the time of construction, provides the sole
access to more than four lots outside the UPD boundary.
(2)
Public Street Standards. All streets required or proposed to be dedicated
to the municipality shall be designed and constructed to the standards
for public streets as specified in the Borough of State College's
Subdivision and Land Development Ordinance.
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 culs-de-sac and
paving specifications, shall be those standards set forth in the UPD
District Plan.
(2)
Optional Dedication. When a road has been designed and constructed
to the standards set forth in Subsection 1214.b(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 the Borough of State
College.
(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 Borough
of State College's Official Map, Comprehensive Plan of the Borough
of State College 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 municipal ordinance no direct driveway access
onto the arterial street will be permitted.
(3)
(4)
Connections to Public Streets. Standards for the design and construction
of university street or driveway connections to public streets shall
be those specified in the Borough of State College's Subdivision and
Land Development Ordinance.
f.
Sidewalk and Bikeway Standards.
(1)
Public. Where required as part of the public street standards of
the Borough of State College's Subdivision and Land Development Ordinance
sidewalks and bikeways shall be provided according to the municipal
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 the American Association of State Highway Transportation
Officials (AASHTO) standards.
[Ord. 1593, 5/6/1999, Section 15]
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 municipality
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 the Borough of
State College's Subdivision and Land Development Ordinance, or as
required by the Fire Chief, whichever is most restrictive.
d.
Additional Requirements:
(1)
(2)
When above-ground 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.
(3)
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.
e.
Installation by Others. When a public utility proposes to install
utilities across the UPD for non-University purposes, installation
shall be governed by all applicable laws and regulations governing
such installation.
(1)
As-Built Plans. As-built plans shall be provided to the municipality
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 Ordinance.
(2)
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 municipal 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 municipal plans.
[Ord. 1593, 5/6/1999, Section 16]
a.
Soil Erosion and Sedimentation Control. An application for land development
plan approval in the UPD shall comply with all applicable Federal
and State 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 the Borough of State College's Stormwater Management Ordinance.
c.
Wetlands. Areas of a site, constituting wetlands, as defined by applicable
federal and state regulation, shall be shown on the land development
plan. Development in and adjacent to such wetlands shall be subject
to the restrictions, if any, set forth in federal and state regulations.
[Ord. 1593, 5/6/1999, Section 17]
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 Section 1217.b(1) above, provided the parking meets
the definition of special event or temporary parking in the UPD Ordinance.
Such parking will be permitted in those areas specified in the UPD
District Plan for such use, and may be improved to the specified standard
at the discretion of the university, subject to land development plan
approval by the Borough of State College.
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 municipality. 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 provided that a buffer yard measuring
at least 15 feet in width and meeting the requirements of Section
1218.b of this Ordinance 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 be 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.
f.
Lighting of Parking Areas. Lighting of parking areas shall be designed
to enhance safety and to minimize glare on public streets, adjacent
neighborhoods, adjoining non-university properties and to the night
sky. 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 non-university properties consistent with municipal lighting
ordinances, as applicable.
g.
Building Facades and Roof Lines. Design of roof areas that are visible
should be well integrated into overall building design so as to obscure
any view of mechanical and electrical equipment and other appurtenances.
In addition, building facades and roof lines should receive the same
treatment on all sides, particularly in locations where one or more
building facades abut adjoining areas in the community.
h.
Historic Buildings, Structures and Places. Preservation of historic
buildings, structures and places should be given strong consideration
in the design, location, construction and use of new buildings and
structures within the UPD. In addition, land development under the
UPD should give strong consideration to the preservation and enhancement
of the national Register Historic Districts within the UPD.
[Ord. 1593, 5/6/1999, Section 18]
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. When a landscaped buffer is
required by sub-district or municipal zoning regulations, the flexible
options standards and requirements of this subsection shall apply.
The sub-district 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.
The flexible option standards and requirements, titled “Table
1 - Buffer Yards A through E,” are:
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Table 1
Plant Unit Multiplier
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Table 1
Plant Unit Multiplier
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Table 1
Plant Unit Multiplier
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Table 1
Plant Unit Multiplier
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Table 1
Plant Unit Multiplier
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c.
Street Trees. If required by the Borough of State College's Subdivision
and Land Development Ordinance 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:
(1)
Whenever lighting is proposed as part of a university land development
plan, it shall be designed to enhance safety, minimize glare on adjoining
non-university properties, adjacent neighborhoods, public streets
and to the night sky; 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.
(2)
Notwithstanding any other provision of this Ordinance, independent
third-party development in the UPD shall comply with the Borough of
State College's regulations on outdoor illumination.
[Ord. 1593, 5/6/1999, Section 19]
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 municipal Planning Commission and the CRPC and shall be acted
upon by the municipality in accordance with the procedures specified
in the Borough of State College's Subdivision and Land Development
Ordinance.
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 inches
by 24 inches, 24 inches by 36 inches, or 36 inches 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:
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Project area for the proposed land development.
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Name of the proposed development.
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Date of filing of preliminary plan.
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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.
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Zoning district/subdistrict.
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Required setbacks (front, side and rear):
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By ordinance.
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By deed (if different).
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Maximum height allowed (in zoning district).
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Proposed use of property, whether general and/or designated
uses, and accessory uses, if any.
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Base or benchmark for topography on plan.
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List of source(s) for required utilities, including where applicable,
a list of Act 172/38 utility companies.
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The name and address of the individual or firm preparing the
plan.
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Density calculation: A table shall be included on the plan describing
each phase or section with quantitative data, including the following:
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The total area of the development and approximate area of each
phase.
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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.
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Floor area information consisting of the following:
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Maximum permitted floor area ratio (FAR) for the subdistrict
in which the land development is proposed.
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Amount and percentage of permitted building floor area existing
in the subdistrict before the proposed land development.
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Total gross floor area of the buildings to be constructed in
the land development proposed.
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The total building floor area and the resultant floor area ratio
for the subdistrict after the land development.
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Floor area information for designated uses consisting of the
following:
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Maximum permitted designated use FAR for the subdistrict in
which the land development is proposed.
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Amount and percentage of permitted designated use building floor
area existing in the subdistrict before the proposed land development.
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Total gross floor area of designated use buildings, by use,
to be constructed in the land development proposed.
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The total designated use building floor area, by use, and the
resultant floor area ratio for the subdistrict after the land development.
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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.
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The total acreage and percent of acreage in open space for the
district as a whole, and each subdistrict, if any.
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The calculation of impervious surface in the development and
in each phase.
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A written narrative which includes the following (as applicable):
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A description of the ownership of all of the land included within
the subdivision or land development.
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An explanation of the purpose of the subdivision or land development.
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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.
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A statement describing the landscape design concept for the
subdivision or land development.
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A description of proposals to preserve natural features and
existing amenities.
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A statement describing the stormwater management methods to
be employed in the design of the subdivision or land development.
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A reference to the narrative statement shall be made on the
proposed subdivision or land development plan.
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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.
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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.
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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.
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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:
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The phases in which the development will be submitted for final
plan approval and the approximate date when each phase will be submitted
for final plan approval.
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The approximate date when the development and each phase will
be completed.
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(b)
Graphic Information and Plan Content. The following information
shall be provided:
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North point, graphic scale and legend describing all symbols
shown on the plan.
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Project area boundaries with dimensions.
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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 1 inch equals
400 feet.
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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 zoning permit application.
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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.
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All utility and drainage easements for public utilities or easements
to be dedicated to the public.
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Natural features:
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Sinkholes, watercourses and depressions.
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Floodplain of the one-hundred-year flood elevation. (Also show
any floodplain soils.)
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Steep slopes, as defined by municipal ordinance.
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Topographic contour lines at vertical intervals of 2 feet for
land with average undisturbed slopes of 4% or less and at intervals
of 5 feet for land with average slopes exceeding 4%. The source of
topographic data shall be specified.
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Planting areas/beds and landscape features, including tree masses.
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Man-made features on or within 150 feet of the land development
area:
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Sewer lines (including laterals).
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Water mains and fire hydrants (including laterals).
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Electrical lines and poles (surface and subsurface).
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Culverts and bridges (type, size and appropriate slope).
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Railroads.
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Buildings (including parking lots and plantings).
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Streets, including rights-of-way, cartway widths, approximate
grades and bike paths.
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All other utilities (including service entrances).
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Street addressing for private third-party development.
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Proposed development:
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Street information including:
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Location and width of rights-of-way and cartways.
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Proposed street names.
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A typical cross section, showing materials for base and surfacing,
and method of construction.
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Profiles along the center line of each proposed street, finished
grade at a scale of 1 inch equals 50 feet horizontal and 1 inch equals
5 feet vertical.
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Radius of horizontal curves.
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Length of tangents between reverse curves.
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Curb radii at intersections.
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Vegetation to be planted between curb or shoulder and the right-of-way
line.
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Curb and gutter locations and typical designs.
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Topographic contour lines for proposed finished grades within
rights-of-way at intervals specified above.
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Typical cross section of proposed roads.
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Sidewalks, walkways and bike paths, including location, width,
grades, surfacing materials, and locations of ramps for the handicapped.
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Yard setback lines, as required by the UPD.
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Location of streetlights, including required entrance lights.
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Utility and drainage easements.
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Location and species of shade trees.
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Location and size of utilities.
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Location of fire hydrants.
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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.)
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Location, size and height of all proposed signage.
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All fire apparatus access lanes as required by the Borough of
State College's Zoning or Subdivision and Land Development Ordinance
or the Fire Chief.
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All outdoor storage facilities such as bulk trash containers
and raw material storage, and any screening, if required.
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Motor vehicle access to site:
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All setbacks required for driveways or property access.
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Driveway throat widths, including radii (show vehicle turning
path of largest trucks servicing the site).
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Off-street parking:
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Location, including required setbacks.
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All required handicapped spaces.
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All curbing and raised islands.
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Storm drainage systems.
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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.
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Location of all required loading spaces.
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Information concerning the installation of landscaping in the
parking lots, including section elevations, plans and details of all
landscaping elements.
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Planting beds and landscape features.
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A general grading plan showing any major alterations to the
topography of the site.
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A stormwater management plan must be prepared in accordance
with the Borough of State College's Stormwater Management Ordinance.
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Traffic impact study:
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A Traffic Impact Study shall be submitted to the municipality
as part of an application for a land development plan if:
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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;
or
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The land development plan includes the addition, removal or
relocation of a street; or
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The proposed development alters the transportation patterns
on a public street providing vehicular access to the development;
or
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For non-university 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:
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Development size;
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Proposed uses in the development and the development and the
development being observed;
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Times, dates and locations of traffic counts (3 days of data
should be averaged).
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The Traffic Impact Study shall be prepared by a qualified professional
and include the following:
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A narrative description of existing conditions and traffic volumes
for the external road network servicing the development.
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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:
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Existing Conditions. Analysis of current conditions to allow
comparison of actual conditions with conditions modeled in the District
Plan Transportation Study (DPTS).
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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.
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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.
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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.
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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.
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Level of Service "D" shall be the minimum acceptable LOS for
an intersection approach in the post-development condition.
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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.
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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 CRPC.
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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.
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Signatures:
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Signature(s) and seal(s) of a licensed engineer, or architect
who prepared and/or supervised the preparation of the plan.
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Signed, notarized statement by the landowner or landowner's
representative certifying ownership of the property.
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Space for approval signatures by the appropriate municipal representatives,
including the date of such approval.
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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.
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Fire Chief's signature.
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Add the following note for the appropriate plan:
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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.
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Land development plans - Preliminary approval shall not authorize
construction or the issuance of any building or zoning permit.
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(3)
Contents of Final Plan:
(a)
Final plans submitted for review shall include all information
required by submission of a preliminary plan, plus the following:
(i)
Location and elevation of installed monuments and markers, if
any.
(ii)
Final dimension and bearings of right-of-way lines and easements,
including radii of curves and acres and delta angles of all curves.
(iii)
A final stormwater management plan if required
by the Borough of State College's Stormwater Management Ordinance.
c.
Plan Approval and Recording. Plan approval and recording shall occur
according to the procedures specified in the Borough of State College
Subdivision and Land Development Ordinance.
[Ord. 1953, 7/19/2010]
There are several smaller lots within the UPD that are separate
and distinct from the larger parent tracts that comprise the main
campus. These lots are primarily improved with fraternity buildings
that could be expanded or redeveloped for other uses. In the future,
additional separate lots could be formed through subdivision of the
parent tracts to accommodate third-party development. The UPD regulations,
which treat the entire main campus as one large singular lot, do not
provide useful setback and other development standards that can be
applied individually to these smaller existing lots or to future lots
that are separate from the larger parent tracts.
Accordingly, any lot within the UPD that has a total lot area
of two acres or less and is a separate lot of record from the parent
tracts (all parent tracts include within their uniform tax identifier
number the prefix 36-006-,008 and which may be followed by a letter
suffix) shall be subject to the following development standards:
a.
Permitted Uses. Uses permitted and prohibited on the subject lot
shall be the same as those permitted and prohibited in the UPD subdistrict
in which the subject lot is located.
b.
Yard Depth and Setbacks. Yard depth and setbacks shall be measured
from the subject property's lot lines, rather than from the UPD's
perimeter.
c.
Yard Conventions and Modifications. Applicable yard conventions and
modifications shall be the same standards as provided in Section 502.f.(4),
(5), (6) and (8) of the Zoning Ordinance.
d.
Minimum Yard Depth. Minimum yard depth for all uses shall be 40 feet
front, 10 feet side, and 20 feet rear.
e.
Minimum Open Space. A minimum of 30% of the lot's area shall be maintained
as open space.
f.
Maximum Building Height. Building height shall be the same as allowed
in the UPD subdistrict where the lot is located.
g.
Parking Requirements. Applicable parking regulations for all uses
shall be as specified in Part H of the Zoning Ordinance. All required
parking shall be on the lot where the use it serves is located.
h.
Sign Regulations. Applicable sign regulations shall be the same standards provided in the Sign Ordinance, Chapter XV, Borough Codification of Ordinances.
i.
Lighting Regulations. Applicable outdoor lighting regulations shall
be as provided in Part K of the Zoning Ordinance.
j.
Accessory Uses. All accessory uses and structures shall be located
on the same lot as the primary use.
k.
Zoning Permits and Land Development. Zoning permits and land development
plans shall be required as provided for respectively in Sections 304
and 305 of the Zoning Ordinance.
l.
Lot Consolidation. Whenever a separate smaller lot as described herein and zoned UPD is consolidated with the larger parent UPD holding, all UPD regulations shall become applicable. Such consolidation must be done in compliance with the Borough's lot consolidation regulations (Section 2609 of the Zoning Ordinance). Land that is not zoned UPD, but is legally consolidated with UPD holdings shall maintain its zoning designation prior to consolidation and shall be subject to all rules and regulations applicable to that zoning designation. Such land may subsequently be rezoned pursuant to the normal procedures available for rezoning requests.
