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