[Ord. 1326, 5/8/1991, Section 2; amended by Ord. 1410, 4/22/1993,
Section 4]
In this district, public and/or private entities may use land
only and may erect, alter or enlarge structures only for the following
uses:
a.
Private or Public Day or Resident Schools;
b.
Day-care centers;
c.
Parks and Recreational Facilities;
d.
Community Centers;
e.
Performing Arts Centers, Museums and/or Art Galleries, provided they
are open to the general public;
f.
Churches and Other Places of Religious Worship and Instruction;
h.
Required Off-Street Parking (as prescribed in Part H of this chapter, except as modified in this section);
j.
Public or Private Libraries, provided that no more than 5% of the
gross floor area is used for on site retail sales; and,
k.
Special Exceptions, as provided herein:
[Ord. 1326, 5/8/1991, Section 3]
Each lot in this District shall comply with the following minimum
requirements, except as otherwise provided:
a.
Lot area.
Housing for the Elderly or Disabled (per unit): 5,000 square
feet.
All other permitted uses: No minimum lot area.
b.
Lot Width. Sufficient to provide side yard setbacks.
c.
Front Yard Depth.
(1)
When facing a District other than PA: same requirement as the front
yard in the District faced. On a corner lot, the setback of the other
yard abutting a street which is not designated as the front yard shall
be 10 feet, if the building height is 20 feet or less. For each additional
one foot of building height in excess of 20 feet, the setback shall
be increased by 1-1/2 feet.
(2)
When facing a PA District: 20 feet.
f.
Play equipment at schools, parks or recreational facilities shall
be exempt from side and rear yard setback requirements. Play equipment
located closer to a side or rear property line than the required side
or rear yard setback of the abutting zoning district shall be screened
in accordance with the buffer yard requirements set forth in Section
1308 of this chapter.
[Ord. 1326, 5/8/1991, Section 4]
The maximum height of structures permitted in the PA zone shall
be two stories, not to exceed 40 feet.
[Ord. 1326, 5/8/1991, Section 5]
Except as provided for in Section 1310, parking shall be provided in accordance with Part H of this chapter.
[Ord. 1326, 5/8/1991, Section 6]
Buffer yards are required when a lot zoned PA is adjacent to
an R-1, R-2, R-3 or R-3B District and is used for one or more the
following uses:
Clubhouse or Community Center
The entire length of all perimeter lot lines not abutting public
rights-of-way shall contain a continuous, view-restrictive screen
at least six feet in height designed to obscure the view of buildings
and parking areas from residentially zoned districts. When abutting
R-1 or R-2 zoned land, such screen shall be a minimum of 10 feet in
depth; when abutting other residential zoning districts, such screen
may be reduced to five feet in depth.
The screen's length shall be comprised of trees, shrubs or a
combination thereof. A minimum of 50% of the screen's length shall
be of evergreen plant material. A minimum of two canopy trees shall
be planted for each 100 feet of perimeter length. All plant material
shall be six feet in height at time of planting and placed to provide
view restriction. Walls, earth mounds and fences, or a combination
thereof, may be included with the plant material to complement and
provide variety to the screen but may not be exclusively used for
screening. Special consideration shall be given to form, color, texture,
density, growth habits and maintenance requirements. Grass or other
living ground cover shall be planted, mulched and maintained on all
portions of the landscaped screen not occupied by other landscaped
material. All required plant material which dies shall be replaced.
[Ord. 1326, 5/8/1991, Section 7; amended by Ord. 1841, 4/4/2006,
Section 12]
[Ord. 1326, 5/8/1991, Section 8; amended by Ord. 1410, 4/22/1993,
Section 6]
Under the powers set forth in Sections 301 to 304 of this chapter,
the Zoning Hearing Board, after referral to the Planning Commission
for review and submittal of a report within 15 days after public meeting,
may authorize a permit as a special exception, subject to the conditions
set forth, and any further reasonable conditions the Board may deem
best suited to insure safety and general welfare, minimize traffic
and safeguard adjacent properties, for the following:
a.
Conversion of Existing State College Area School District Buildings.
Upon sale or other cessation of use by the State College Area School
District, existing State College Area School District buildings may
be converted to the following specific uses, subject to the terms
and conditions set forth hereinunder:
Professional Office.
Medical/Dental Office.
Housing for the Elderly or Disabled Nursing Home.
Personal Care Boarding Home.
(1)
Access. Access for professional and medical/dental offices, or clubhouse or community Center uses shall be restricted to collector or arterial streets, as identified in Part J of this chapter.
(2)
Required Off-Street Parking. Except as provided for in this section, required off-street parking shall be provided in accordance with Part H of this chapter.
(a)
Rear and side yard setbacks for parking areas adjacent to an
R-1, R-2, R-3 or R-3B District shall be increased to 10 feet. This
setback shall be planted in accordance with the buffer yard requirements
stated in Section 1310.a(3), below.
(3)
Buffer Yards. Buffer yards are required when a school building, located
on a site adjacent to an R-1, R-2, R-3 or R-3B District, is converted
to one or more the following uses:
Professional Office.
Medical/Dental Office.
Clubhouse or Community Center.
Housing for the Elderly and Disabled.
Nursing Home.
Personal Care Boarding Home.
The entire length of all perimeter lot lines not abutting public
rights-of-way shall contain a continuous, view-restrictive screen
at least six feet in height designed to obscure the view of buildings
and parking areas from residentially zoned Districts. When abutting
R-1- or R-2- zoned land, such screen shall be a minimum of 10 feet
in depth; when abutting other residential zoning Districts, such screen
may be reduced to five feet in depth.
The screen's length shall be comprised of trees, shrubs or a
combination thereof. A minimum of 50% of the screen's length shall
be of evergreen plant material. A minimum of two canopy trees shall
be planted for each 100 feet of perimeter length. All plant material
shall be six feet in height at time of planting and placed to provide
view restriction. Walls, earth mounds and fences, or a combination
thereof, may be included with the plant material to complement and
provide variety to the screen but may not be exclusively used for
screening. Special consideration shall be given to form, color, texture,
density, growth habits and maintenance requirements. Grass or other
living ground cover shall be planted, mulched and maintained on all
portions of the landscaped screen not occupied by other landscape
material. All required plant material which dies shall be replaced.
(4)
Signs. One ground pole sign is permitted on each property. Such sign
shall not exceed 12 square feet per sign face. No part of the sign
or any supporting structure may exceed six feet in height. The base
area of all ground pole signs shall be landscaped with shrubs and
other living plant material.
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Roof signs and projecting signs are prohibited.
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Wall signs, other than directory signs or building name signs,
are prohibited. Such wall signs may not exceed 25 square feet per
directory sign. No more than one directory sign is permitted per building
entrance. Internally illuminated signs are prohibited.
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(5)
Building Expansion. Any existing school building(s) converted to
a non-school use, as provided for herein, may be expanded by up to
20% of the existing gross floor area at the time of the initial conversion
to a non-school use subject to the following conditions:
(6)
Configuration. Housing for the elderly or disabled may be configured as one-family dwellings, two-family dwellings, multiple-family dwellings, row dwellings or any combination thereof, as defined in Part B of this chapter.
(7)
Land Development Plan Review. Prior to review by the Zoning Hearing
Board, all applications for a special exception for the conversion
of an existing school building shall be submitted to the Planning
Commission and Design Review Board, as specified in Section 305 of
this chapter. In making its report to the Zoning Hearing Board on
the application, the Planning Commission may also include suggestions
for modifications of the land development plan.
b.
Public Parking Area. Subject to the terms and conditions set forth
herein, public parking areas may be constructed and used in PA Districts.
(1)
Location. Off-street parking areas designated as the principal use of the lot shall be located within 200 feet of the Central Business District, as defined in Part B of this chapter, and as measured from the closest property line of the lot zoned PA.
(2)
Design. Except as provided for in this section, parking shall be designed in accordance with Part H of this chapter.
(a)
The required front yard for off-street parking areas shall be
seven feet. This yard shall be landscaped with perimeter planting,
as prescribed in Section 2404.i, with the additional requirement that
all shrubs used for screening must be of an evergreen variety and
planted in such fashion as to provide a view-restrictive screen of
the parking area.
(b)
Rear and side yard setbacks for parking areas adjacent to an
R-1, R-2, R-3 or R-3B District shall be increased to 10 feet. This
setback shall be planted in accordance with the buffer yard requirements
stated in Section 1308 of this chapter.
(c)
Up to 60% of the total number of parking stalls may be designed
for compact motor vehicles when standard stalls of 8.5 feet in width
are used in combination.
(3)
Land Development Plan Review. Prior to review by the Zoning Hearing
Board, all applications for a special exception for the development
of an off-street parking area shall be submitted to the Planning Commission
and Design Review Board, as specified in Section 305 of this chapter.
In making its report to the Zoning Hearing Board on the application,
the Planning Commission may also include suggestions for modifications
of the land development plan.
c.
Off-Site Parking. All uses which are located in the PA District and
which do not abut any land zoned R-1 or R-2 may provide all or part
of the required parking on another lot, in accordance with the following
standards:
(1)
All lots used for off-site parking shall be zoned PA, R-O or C and
not abut land zoned R-1 or R-2.
(2)
All lots used for off-site parking shall be within 150 feet of the
use which the off-site parking is intended and permitted to serve.
The distance between lots shall be measured at the closest point between
lot lines.
(3)
All lots providing off-site parking shall be and shall remain in
the same possession and ownership as the lot containing the use the
off-site parking is intended to serve. On approval of the application
for the special exception, the owner shall execute and record, in
the Office of Recorder of Deeds of Centre County, an appropriate covenant
applicable to both lots, the form and content thereof to be approved
by the Planning Department prior to recording.
(4)
The total number of parking spaces provided both on and off site shall not be less than the total number required by Part H of this chapter for the use served.
(5)
Only one off-site lot may be used to provide all or part of the required
parking for all the uses on any other lot.
d.
Housing for the Elderly or Disabled. Except as specified below, housing
projects for the elderly or disabled are permitted as a special exception,
subject to the terms and conditions established in Section 607 of
this chapter.
(1)
Access. Access for public service facility uses shall be restricted to collector or arterial streets, as identified in Part J of this chapter.
(2)
Age Restrictions. Residence housing for the elderly and disabled
shall be limited to those persons aged 62 and over and their spouses
and dependents and the non-elderly disabled.
(3)
Configuration. Housing for the elderly or disabled may be configured as one-family dwellings, two-family dwellings, multiple-family dwellings, row dwellings or any combination thereof, as defined in Part B of this chapter.
(4)
Administrative Review. All applications for a zoning permit under
the provisions of this option must receive approval by the Zoning
Hearing Board. Prior to review by the Zoning Hearing Board, all applications
for a special exception for the development of housing for the elderly
or disabled shall be submitted to the Planning Commission and Design
Review Board, as specified in Section 305 of this chapter. In making
its report to the Zoning Hearing Board on the application, the Planning
Commission may also include suggestions for modifications of the land
development plan.
[Ord. 1326, 5/8/1991, Section 9]
In addition to complying with applicable criteria in Sections
1305 through 1309, Public Service Facilities, as specified below,
may be permitted as conditional uses in the PA District, subject to
the following additional criteria:
a.
Public Service Facilities. Subject to the terms and conditions set
forth hereinunder, any land or structure may be used as a facility
for the management and/or distribution of utility services, including
gas, electric, steam, water, sewerage, telephone, cable television
and similar services; for the provision of municipal services, such
as road maintenance, refuse collection, public transportation and
public safety and emergency services; for governmental offices.
(1)
Access. Access for public service facility uses shall be restricted to collector or arterial streets, as identified in Part J of this chapter.
(2)
Parking. Except as provided for in this section, parking shall be provided in accordance with Part H of this chapter.
(a)
Rear and side yard setbacks for parking areas adjacent to an
R-1, R-2, R-3 or R-3B District shall be increased to 10 feet. This
setback shall be planted in accordance with the buffer yard requirements,
stated in Section 1311.a(3).
(b)
Up to 60% of the total number of parking stalls may designed
for compact motor vehicles when standard stalls of 8.5 feet in width
are used in combination.
(3)
Buffer Yards. Buffer yards, as specified herein, are required when
a public service facility is located on a site adjacent to an R-1,
R-2, R-3 or R-3B district:
The entire length of all perimeter lot lines not abutting public
rights-of-way shall contain a continuous, view-restrictive screen
at least six feet in height designed to obscure the view of buildings
and parking areas from residentially zoned districts. When abutting
R-1- or R-2-zoned land, such screen shall be a minimum of 10 feet
in depth; when abutting other residential zoning districts, such screen
may be reduced to five feet in depth.
The screen's length shall be comprised of trees, shrubs or a
combination thereof. A minimum of 50% of the screen's length shall
be of evergreen plant material. A minimum of two canopy trees shall
be planted for each 100 feet of perimeter length. All plant material
shall be six feet in height at time of planting and placed to provide
view restriction. Walls, earth mounds and fences, or a combination
thereof, may be included with the plant material to complement and
provide variety to the screen but may not be exclusively used for
screening. Special consideration shall be given to form, color, texture,
density, growth habits and maintenance requirements. Grass or other
living ground cover shall be planted, mulched and maintained on all
portions of the landscaped screen not occupied by other landscaped
material. All required plant material which dies shall be replaced.
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Bufferyard "A" Table
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Bufferyard "B" Table
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Bufferyard "C" Table
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(4)
Public Service Facilities Application Procedures.
(5)
Council Action. A Public Services Facilities use permit shall be
issued when Council has determined that the provisions of this ordinance
have been met or will be met upon reasonable evidence and plans as
presented by the applicant in a Public Hearing, pursuant to Section
2205 of this chapter. In granting a Public Services Facilities use
permit, Council may attach such reasonable conditions and safeguards,
in addition to those specifically expressed in the ordinance, as it
may deem necessary to implement the purposes of this ordinance.
