Township of Patton, PA University Planned District (UPD)

Editor's Note: See 53 P.S. § 10501 et seq. and 53 P.S. § 10601 et seq.

Definitions. The definitions set forth below shall be applicable to this article:

A use customarily incident, subordinate and directly related to a general or designated use. Accessory uses in the UPD shall be limited in size by the following standards:

(1)

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.

(2)

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.

(3)

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.

AGRICULTURE

The use of the 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.

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.

BUSINESS INCUBATOR

Any building that offers office, light industry and manufacturing and/or laboratory space, common facilities and shared support services at below-market rates to tenants.

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.

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.

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.

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.

DESIGNATED USE REQUIREMENTS

Requirements, restrictions or limitations applicable to designated uses as contained in this article or the district plan.

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.

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, brokers, lessees, buyers, sellers, agents and developers of real estate.

FLOOR AREA RATIO (FAR)

The gross floor area of all buildings in a subdistrict divided by the subdistrict area.

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.

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, ophthalmologists, psychologists, psychiatrists, medical optical, optometric, osteopathic and other health practitioners, medical and dental laboratories, out-patient care facilities, blood banks, oxygen and miscellaneous types of medical supplies and services and veterinary offices. Hospitals, whether for profit or not-for-profit, licensed by the State of Pennsylvania, are excluded from this definition. Animal hospitals are also excluded from this definition.

NONSTUDENT 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 Chapter 425 (Zoning) will be used to govern development of the nonstudent housing.

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 Pennsylvania State football games, community Fourth of July celebrations or other similar events.

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 Township. Such parking would not require land development approval, but would require a zoning permit, and must be constructed at a minimum of gravel or other crushed stone. For temporary parking facilities greater than 5,000 square feet in size, a stormwater management plan may be required at the discretion of the Township Engineer.

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.

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 their 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, barbershops, hair salons, shoe repair, hat cleaning, funeral services, steam baths, reducing salons and health clubs, clothing rental, locker rental and porter services.

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 frill-scale production.

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.

PROJECT AREA

The area for a proposed land development project as defined by the contract bid specifications of the contracting entity.

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.

SIGNS

(1)

DIRECTIONAL SIGNA sign erected along a public road to direct vehicles or pedestrians to a stated location.

(2)

EVENT SIGNSA type of directional sign specifically intended to direct motorists attending an event in the UPD to the site of the event.

(3)

GROUND POLE SIGNA sign supported by one or more uprights, poles or braces placed in or upon the ground.

(4)

INCIDENTAL SIGNA 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.

(5)

MONUMENT SIGNA self-supporting sign with 50% or more of its horizontal dimension resting on the ground.

(6)

ROOF SIGNA sign erected and maintained upon or above the roof of any building or structure.

(7)

TEMPORARY SIGNA sign designed or intended to be displayed for no more than 60 days during the calendar year.

(8)

WALL SIGNA 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.

(9)

WINDOW SIGNA sign that is attached to the exterior or interior of a window which is intended for viewing from the exterior of the building.

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 bylaws.

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.

STADIUMS

Large open or enclosed places used for athletic or other major events and partly or completely surrounded by tiers of seats for spectators.

TELECOMMUNICATIONS STRUCTURES

Structures such as transmission towers, antennas, microwave antennas, 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.

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.

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.

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.

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.

USES

(1)

GENERAL USEA use which is fundamental to the educational, research, public service or technology transfer missions of a university.

(2)

DESIGNATED USEA use which, by its nature, involves a substantial degree of public use and/or a level of intensity and nontraditional relationship to a university which suggests that it should be limited in some way in a given area.

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."

Regulation of uses. Land and structures in a University Planned District may only be used for the following as permitted or restricted in the district plan:

(1)

General uses.

(a)

Agriculture.

(b)

Agricultural structures that house animals.

(c)

Auditoriums and gymnasiums.

(d)

Classrooms, laboratories or other facilities for basic, behavioral or applied research and instruction.

(e)

Dining halls principally for students, faculty and staff.

(f)

Essential utility services.

(g)

Instructional food service facilities.

(h)

Laboratories and other facilities for basic and/or applied research.

(i)

Libraries.

(j)

Museums and art galleries.

(k)

Natatoriums and swimming pools.

Observatories.

Parking lots.

Parking structures.

Passive open space.

Playing fields and courts.

(q)

Radio and television studios for instructional purposes.

(r)

Student residence halls and other student housing units.

(s)

Student unions.

(t)

Studios for instruction in music and other performing arts.

(u)

Transportation services.

University offices.

Designated uses.

Airport.

Business offices.

Business incubators.

Business services.

Child-care facilities.

(f)

Clubhouses and community centers.

(g)

Commercial laboratories.

(h)

Conference facilities.

(i)

Continuous care retirement community.

(j)

Convocation/events centers and arenas.

(k)

Financial offices.

(l)

Fire training sites and facilities.

(m)

Fraternity and sorority houses.

(n)

Golf courses, including driving ranges with lighting.

(o)

Heliport.

(p)

Hospitals/medical clinics.

(q)

Hotels, inns, motels and other similar public lodging facilities.

Medical offices.

Nonstudent housing.

Personal services.

Pilot or prototype manufacturing.

(v)

Places of worship.

(w)

Professional, corporate or government offices.

(x)

Radio and television studios for broadcast to the public.

(y)

Restaurants open to the public.

(z)

Retail sales.

(aa)

Retirement community.

(bb)

Social or civic clubs.

(cc)

Solar energy systems.

[Added 7-19-2017 by Ord. No. 2017-586]

(dd)

Stadiums with a seating capacity of 1,000 or less.

(ee)

Stadiums with a seating capacity of more than 1,000.

(ff)

Transportation facilities.

(gg)

Telecommunications structures.

(hh)

Test tracks.

(ii)

Utility uses, facilities and structures.

(jj)

Visitor center.

(3)

Accessory uses. Accessory uses are permitted as defined in Subsection A(1).

Minimum district size. A University Planned District shall consist of not less than 50 acres. A contiguous parcel of any size may be added to an existing UPD subject to the provisions of this section, and upon rezoning by the Township.

Subdistricts. Lands within a University Planned District shall be apportioned into subdistricts as designated on an approved district plan. A subdistrict shall consist of not less than 10 acres.

Density, dimensional, coverage and open space requirements.

(1)

The following requirements for structures and improvements within a University Planned District shall be specified for each subdistrict in an approved UPD District Plan and narrative, subject to the standards hereinafter set forth.

(a)

Maximum permitted density, based upon the FAR specified for the subdistrict.

(b)

Maximum impervious coverage.

(c)

Maximum building height.

(d)

Perimeter setback, where the subdistrict includes a district boundary.

(e)

Landscaping and buffering within the perimeter setback.

(f)

Open space requirements for the subdistrict.

(2)

Standards contained in the district plan with respect to the requirements set forth in Subsection E(1) above shall conform to the following:

(a)

The perimeter setback shall not be less than the largest front yard setback of the adjoining zoning district. If a single development lies in both the UPD District and Toftrees Planned Community, a twenty-five-foot setback from the Toftrees Planned Community perimeter shall be required.

[Amended 1-3-2000 by Ord. No. 2000-373]

(b)

Surface parking areas may be located within perimeter setbacks subject to the requirements of Chapter 350 (Subdivision and Land Development), § 350-61D(4) (Parking area landscaping and buffering).

(c)

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 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.

(d)

No less than 40% of the total UPD District 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.

[1]

All areas covered with vegetation.

[2]

Plazas, fountains, recreational areas, memorials, pedestrian walkways and similar impervious areas that are open to the sky.

[3]

Parking lots shall not be considered open space.

(e)

Landscaping and buffering within a perimeter setback shall comply with requirements of Chapter 350 (Subdivision and Land Development), § 350-61E (Landscaping and buffering).

(3)

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.

Allocation of permitted uses.

(1)

General and designated uses shall be permitted subject to the requirements of this article, the approved district plan and all designated use requirements.

(2)

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.

(3)

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 set forth in the applicable subdistrict narrative in the district plan.

Parking.

(1)

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.

(2)

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.

(3)

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.

(4)

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 parking spaces are based.

(5)

Parking projections report updates. Every year following the approval of the district plan, the applicant shall submit an updated parking projections report in accordance with this subsection for review by the Centre Regional Planning Commission. The parking standards set forth therein shall then become applicable to the district plan and narrative.

(6)

Parking for third party development. Notwithstanding Subsections G(1) through (5) above, independent third party land development in the UPD shall provide on-site parking in accordance with Township requirements.

District plan transportation study. 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:

(1)

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.

(2)

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.

(3)

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; and existing and proposed facilities and accommodations for public transportation, pedestrian circulation, bicycle paths and other transportation methods.

(4)

Travel demand management. The study shall include a travel demand management analysis addressing the manner in which various methods, such as promotion of ridesharing, pedestrian/bicycle improvements and changes to on-campus and public transportation systems, will be utilized to reduce the number of single occupancy vehicle trips associated with existing or future development under the district plan.

Sign regulations.

(1)

Except as provided for in Subsections I(3), (5) and (6), 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.

(a)

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 within 50 feet of the edge of the right-of-way along a public road or within the perimeter setback in other areas.

(b)

Monument signs:

[1]

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.

[2]

Shall be limited to 30 square feet per sign face.

[3]

May be internally or externally illuminated, provided that external illumination is directed upon the sign face and is not directly visible to motorists using the public road or visible over adjacent property boundaries.

[4]

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.

(c)

Wall signs:

[1]

No portion of any wall sign may extend above vertically or beyond horizontally the wall upon which it is affixed.

[2]

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.

[3]

May be designed so 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.

[4]

Shall be limited to two square feet of sign face per foot of building frontage to a maximum of 200 square feet.

(d)

Directional signs:

[1]

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.

[2]

Shall be limited to 24 square feet per sign face.

[3]

(e)

Traffic regulatory or warning signs:

[1]

Shall conform to the Manual on Uniform Traffic Control Devices or successor standards approved by the Pennsylvania Department of Transportation.

[2]

May not be illuminated unless so required by the Manual on Uniform Traffic Control Devices or successor standards approved by the Pennsylvania Department of Transportation.

(f)

Incidental signs:

[1]

Shall be limited to eight square feet per sign face.

[2]

May not be internally illuminated.

[3]

May be located only on the site, parking lot, structure or other facility about which information is being provided.

(g)

Event signs.

[1]

Event signs containing moving copy may only operate for three hours prior to the event through one hour after the completion of the event.

[2]

Event signs may be located:

[a]

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.

[b]

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 Shortlidge Road used to support traffic information and directional signals.

[3]

Event signs are prohibited in transitional areas and areas of special significance.

[4]

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.

[5]

Event signs shall be limited to 40 square feet per sign face.

[6]

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.

[7]

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.

(2)

Exemptions. The following signs are exempt from these regulations:

(a)

Historical markers.

(b)

Construction project signs for a period not to exceed one month before commencement of the project to one month after its completion.

(c)

Banners, provided that such banners are approved by the appropriate university official.

(d)

Temporary signs, except event signs as defined herein, announcing a special event or activity, unless prohibited under Subsection I(5), and provided that such temporary signs are approved by the appropriate university official.

(e)

Scoreboards which are erected at facilities permitted under the provisions of this section.

(3)

Permits.

(a)

A sign permit must be issued by the Patton Township Sign Officer 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.

(b)

Applications for a sign permit shall be made on a form provided by the Patton Township Sign Officer.

(c)

Sign permits are valid until the sign is replaced, remodeled or structurally altered, in which case a new permit shall be required.

(d)

A fee shall be required for each sign permit based on the current Patton Township fee schedule.[1]

[1]

Editor's Note: The current fee schedule is on file in the Township offices.

(e)

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.

(4)

Special exceptions and variances.

(a)

Requests for a special exception or variance to the requirements of this section shall follow the procedures and standards set forth in Chapter 282 (Signs).

(5)

Prohibited signs. The following signs are prohibited in the UPD:

(a)

Beacons or searchlights (except when used in conjunction with operations at University Park Airport).

(b)

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 Subsection I(1)(g)[7].

(c)

Inflatable signs or movable signs, except when not visible from motor vehicles traveling on any public road.

(d)

Tethered balloons or other tethered signs, except when not visible from motor vehicles traveling on any public road, and provided that such tethered balloons or signs do not create any hazard for the operation of any aircraft, hot air balloon or dirigible.

(e)

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.

(6)

Signs for third party development.

(a)

Notwithstanding Subsection I(1) through (5) above, independent third party land development and uses in the UPD shall comply with the requirements of Chapter 282 (Signs).

Submission, review and approval of the district plan.

(1)

Content of application. An application for approval of a UPD District Plan shall consist of the following:

(a)

A UPD subdistrict map, delineating proposed subdistricts, in both paper and digital forms (the digital map shall be in a format acceptable to the Township).

[Amended 5-28-2008 by Ord. No. 2008-496]

(b)

A written narrative, specifying the standards required by Subsections E (Density, dimensional, coverage and open space requirements) and F (Allocation of permitted uses) of this section.

(c)

The parking projections report required by Subsection G(4) of the section.

(d)

The district plan transportation study required by Subsection H of this section.

(e)

University street and parking standards as required by Chapter 350 (Subdivision and Land Development), §§ 350-61A (Streets, sidewalks, and bikeways) and 153-50D (Design standards).

(2)

The preapplication phase. In order to provide an opportunity for an exchange of information and collaboration in the design and development of a UPD District Plan, proposed versions of the information specified in Subsection J(1) above shall be submitted to the Township and Centre Regional Planning Commission (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 Township or CRPC shall be deemed advisory and shall not be binding upon the applicant, Township 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.

(3)

Application for approval of UPD District Plan.

(a)

Fourteen copies of an application for approval of a UPD District Plan shall be submitted to the Township subject to payment of any fees, if applicable. One additional copy shall be submitted in a digital format acceptable to the Township. Upon receipt of the application, one copy of the application shall be submitted to the CRPC.

[Amended 5-28-2008 by Ord. No. 2008-496]

(b)

The application shall be referred to the Planning Commission for review and recommendation.

(c)

The Board of Supervisors 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 actions is extended by approval of the applicant. If the Board of Supervisors approves the application subject to conditions, the Board of Supervisors shall send notice of such approval with conditions to the applicant by certified mail within 15 days of action by the Board of Supervisors. 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 applications shall be deemed to be denied as of the date of the rejection of conditions.

(d)

An application for approval of the UPD District Plan may be denied if:

[1]

It is inconsistent with the purpose and intent of this article.

[2]

It does not meet the requirements of this article.

[3]

It is inconsistent with the Centre Region Comprehensive Plan.

(4)

Effect of approval of the UPD District Plan.

(a)

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 the article. 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 Code of Patton Township where specific provisions of the article apply.

(b)

Upon approval of the UPD District Plan, a zoning permit shall be required for:

[1]

Any land development plan.

[2]

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.

[3]

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.

[4]

The expansion of a designated use.

[5]

The opening of a driveway onto a public street.

[6]

The installation of lighting on any playfield or court or any off-street parking area located within 1,000 feet of a perimeter unless, in the judgment of the Township Zoning Officer, adequate screening exists to prevent the casting of direct rays of light upon adjacent properties or public rights-of-way.

[7]

Prior to any change in a nonconforming use.

(c)

Upon approval of the UPD District Plan, a land development plan shall be required for:

[1]

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.

[2]

The construction of any off-street parking area containing five or more spaces.

[3]

The construction or closing of any street; the construction of any transportation facilities; transportation services; utility uses, facilities or structures; and stormwater management structures or facilities.

[4]

Any subdivision or resubdivision of land.

Amendment of the UPD District Plan.

(1)

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 Subsection J 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 that has approved a UPD District Plan on behalf of the same landowner.

(2)

Municipal amendments.

(a)

The Township may amend the district plan upon a finding, following a public hearing with notice to the landowner and public notice, that:

[1]

An amendment is consistent with the efficient development and preservation of the entire UPD District; and

[2]

An amendment would not adversely affect the use and enjoyment of land abutting the UPD District.

(b)

A proposed amendment to the district plan shall be referred to the Planning Commission and the CRPC for review and recommendation.

(3)

Notice to other municipalities. The Township shall give notice of any application or proposal for amendment to the district plan to any other municipality within Centre County which has approved a UPD District Plan on behalf of the same landowner.

Uniform subdivision and land development standards applicable in the UPD. Land development or subdivision in the UPD shall be subject to the uniform subdivision and land development standards established in Article VIII (Subdivision and Land Development in the University Planned District) of Chapter 350 (Subdivision and Land Development).