The area of Patton Township designated on the
Zoning Map of the Township as the "Planned Airport District" is hereby
established as the "Planned Airport District".
All development within the Planned Airport District
must be done pursuant to approval of a master plan in accordance with
the procedure that follows. The minimum area for which a master plan
can be prepared is 20 acres. Master plans for the Planned Airport
District shall be reviewed by the Patton Township Planning Commission
and the Centre Regional Planning Commission and shall be approved
or denied by the Board of Supervisors in accordance with the procedures
specified herein. Parcels smaller than 20 acres existing on the date
of enactment of this chapter are exempt from the master plan requirement,
but must conform to all other requirements of this article.
A. Preapplication
meeting. A preapplication meeting is recommended but shall not be
mandatory nor shall it be regarded as a formal application for development
in the Planned Airport District. The purpose of the meeting is to
provide for an informational exchange at the municipal staff level
or Planning Commission level where the major elements of a proposed
master plan can be reviewed and evaluated. The Planning Commission
may make recommendations as a result of the preapplication conference.
The filing of any report, sketch plan, plat or map prior to or at
such meeting shall not constitute submission of a plan or application
for Planned Airport District Development nor shall such materials
be binding on subsequent submissions by the applicant. Any recommendations
made by the Planning Commission shall not be binding upon the applicant
or the Planning Commission in its review of the plan after formal
application.
B. Master plan application
and review. Application for Township approval of a Planned Airport
District Development shall commence with the official submission of
a complete set of plans and all required supplementary data and information
to the Township. At any time during the review process, the applicant
may amend the originally submitted plan solely for the purpose of
correcting minor deficiencies in the original plan to the extent necessary
to meet the requirements of this section.
(1) A master
plan shall be deemed to have been submitted for review when the applicant
has furnished to the Township the following documents:
(a) Fifteen copies of a master plan prepared by a registered engineer, surveyor, landscape architect or similarly qualified person, which shall fully comply with the requirements of §
425-43C of this chapter. One additional copy shall be submitted in a digital format acceptable to Patton Township.
[Amended 5-28-2008 by Ord. No. 2008-496]
(b) Fifteen copies of a narrative which shall fully comply with the requirement of §
425-43C(4) of this chapter.
(c) Fifteen copies of a transportation impact report which shall comply with the requirements of §
425-43C(6) of this chapter.
(2) Upon receipt
of the above, the Township Zoning Officer shall forward copies of
the Master Plan and accompanying documentation to the Township Engineer,
Centre Regional Planning Commission, Centre County Planning Commission
and other appropriate agencies.
(3) Review by
the Township Planning Commission.
(a) At its
next regular meeting following the receipt of the application for
master plan approval, provided that such application was made at least
30 days prior to the meeting, the Planning Commission shall review
the plan to determine its conformance to the provisions contained
in these regulations.
(b) The Planning
Commission shall notify the Township Board of Supervisors of any recommended
action, changes or modifications to the plan after such decision is
made, provided that the Planning Commission shall make such recommendations
within 70 days after the date the application for approval was filed.
The Planning Commission shall make no recommendation on such application
until reports from the Centre County and Centre Regional Planning
commissions are received or until expiration of 30 days from the date
the plan was forwarded to these agencies, whichever comes first.
(c) If review
by the Township Planning Commission results in an unfavorable recommendation
because the requirements of this chapter have not been met, notification
to the Township Board of Supervisors should specify the defects found
in the plan and describe the requirements which have not been met
and should cite the provisions of this chapter from which such defects
or requirements originate.
(4) Review by
the Township Board of Supervisors. Upon receipt of the recommendation
from the Planning Commission or upon failure to receive said recommendations
70 days after submittal, the Board of Supervisors shall review the
application for master plan Approval.
(a) The Board
of Supervisors shall review the plan and the written reports of the
Township Planning Commission, the Centre County Planning Commission,
the Centre Regional Planning Commission, the Township Engineer and
the other reviewing agencies to determine if the plan meets all applicable
regulations. Prior to approval of a master plan, the Board of Supervisors
shall require a public hearing. The Board of Supervisors shall require,
as a condition of approval, that the applicant furnish written confirmation
from the appropriate bodies that off-site water and sewer services
is and will be made available to the Planned Airport District.
(b) The Township
shall place a notice of the time and place of the public hearing in
a newspaper of general circulation as set forth by the requirements
of the Pennsylvania Municipalities Planning Code. Owners of abutting
properties shall individually be sent written notice of the public
hearing by United States certified mail.
(5) Approval
or denial. The Board of Supervisors, within 50 days following the
Planning Commission action or inaction shall, by official written
communication to the applicant, either:
(a) Grant
approval of the Master Plan as submitted.
(b) Grant
approval subject to the applicant meeting specified modifications
to the Master Plan as submitted; or
(c) Deny approval
of the plan, including a list of reasons and/or plan deficiencies.
(6) Where a Planned
Airport District development may occur over a period of years, the
Board of Supervisors may authorize development in phases subject to
such requirements or guaranties as to improvements in future phases
of the development that it finds essential for the protection of any
approved phase. In such case, a schedule showing the proposed times
within which applications for final approval of land development plans
of all phases of the development are intended to be filed shall be
included with the Master Plan. The schedule may be revised by the
Board of Supervisors if requested to do so by the landowner or developer.
(7) Failure of
the Board of Supervisors to render a decision and communicate it to
the applicant within the time and in the manner required herein shall
be deemed an approval of the master plan in terms as presented, unless
the applicant has agreed to an extension of time or change in the
prescribed manner of presentation or communication of the decision,
in which case failure to meet the extended time or change in manner
of presentation of communication shall have like effect.
(8) In the event
that approval is granted subject to conditions, the owner may, within
30 days after receiving a copy of the official written communication
of the governing body, notify the Board of Supervisors of their refusal
to accept all of said conditions, in which case the Board of Supervisors
shall be deemed to have denied approval of the master plan. In the
event that the landowner does not within said period notify the Board
of Supervisors of their acceptance of all of said conditions, approval
of the master plan shall be deemed to have been denied.
(9) An approved
master plan shall be recorded by the developer in the office of the
Recorder of Deeds of Centre County within 90 days of approval.
(10) Approval
of a master plan shall not authorize construction or the issuance
of any building permit. Such authorization or issuance shall not occur
until a land development plan is approved for the applicable area.
C. Required master
plan content. Proposed master plans shall be drawn to a scale of one
inch equals 100 feet or larger (e.g., one inch equals 30 feet) and
shall contain the following information:
(1) General data.
(a) Name of
proposed Planned Airport District development.
(c) Graphic
scale and legend describing all symbols shown on the plan.
(d) Day, month
and year the plan was prepared and date and description of revisions
to the plan occurring after formal submission.
(e) Name and
address of the owner and deed book and page numbers of the deeds conveying
the property to the owner. Name of the developer and their billing
address (if different).
(f) Name,
address and seal of the individual or firm preparing the plan.
(g) Names
of abutting property owners, tax parcel numbers and their deed book
and page numbers.
(h) Key map
showing the location of proposed Planned Airport District development
and all roads within 5,000 feet therefrom.
(i) Centre
County tax parcel numbers of all parcels included in the Planned Airport
District development.
(j) A certification
of ownership and plan acknowledgment signature block.
(k) An offer
of dedication signature block.
(l) Township
approval signature block.
(m) Recorder
of deeds signature block.
(2) Existing
features.
(a) Perimeter
boundaries of the total property, showing bearings to the nearest
minute and distances to the nearest hundredth of a foot.
(b) Total
acreage of the property and total square feet within each lot of the
development.
(c) Natural
features.
[1] Sinkholes,
watercourses, tree masses and unique vegetation or natural features.
[2] Floodplain
and steep slopes.
[3] Topographic
contour lines at vertical intervals of 10 feet.
(d) Approximate
location of man-made features in or within 100 feet of the property
including:
[1] Sewer
lines and laterals.
[2] Water
mains and fire hydrants.
[3] Electrical
lines and poles.
[7] Streets,
including right-of-way and cartway widths and approximate grades.
(3) Proposed
development. The Planned Airport District is envisioned as an area
in which an integrated development will occur which incorporates a
variety of land uses permitted within the district. The respective
areas of the Master Plan devoted to specific residential, commercial
and general airport area uses should be shown and within each area
the following should be included.
(a) The approximate
location and use of buildings and other structures (all area dimensions
shall be indicated in square feet).
(b) The approximate
location and area of driveways and parking and loading areas.
(c) The approximate
property lines of lots to be subdivided, measured to the nearest foot.
(d) The approximate
location of sidewalks and bike paths.
(e) The approximate
location of utility and drainage easements.
(f) The approximate
location and pipe diameter of sewer and water mains.
(g) The approximate
location of fire hydrants.
(h) Perimeter
setbacks and required buffer yards.
(i) Street
information, including:
[1] Location
and width of right-of-way and cartway.
[3] Approximate
road profiles along the center line of each proposed street, showing
finished grade at a scale of one inch equals 50 feet horizontal and
one inch equals five feet vertical.
(j) A conceptual
landscaping plan indicating the treatment of materials and landscaping
concepts used for private and common open space.
(k) A general
grading plan showing any major alterations to the topography of the
site.
(l) The approximate
location and area of proposed common open space, including:
[1] The
proposed use and improvements of common open space.
[2] The
approximate location and use of common recreational facilities.
[3] The
approximate location and area of land to be dedicated for public purposes.
(m) A table
shall be included on the plan describing each phase or section with
quantitative data, including the following:
[1] The
total area of the development and approximate area of each phase.
[2] The
total area devoted to each use, the number of residential units, the
percentage of each type of use and the total floor area in the development
and in each phase.
[3] Floor
Area Ratio (FAR) in the development and each phase.
[4] The
area of streets, parking, sidewalks and walkways and the total area
paved and percent of area paved or covered by the structures in the
development and each phase or section.
[5] The
total acreage and percent of acreage in common open space in the development
and each phase.
[6] The
total area devoted to planned recreational use throughout the entire
development and in each phase.
[7] The
calculation of impervious surface in the development and in each phase.
(4) Narrative
statement. The following information should be included with a narrative
statement submitted with the Master Plan:
(a) A statement
of the ownership of all of the land included within the Master Plan.
(b) An explanation
of the design pattern of the Planned Airport District development.
(c) A statement
describing any proposed innovative design concepts included in the
plan.
(d) The substance
of covenants, grants of easements or other restrictions proposed to
be imposed on the use of land, buildings and structures, including
proposed easements or grants for public use or utilities.
(e) A description
of the form of organization proposed to own and maintain the common
open space, recreational facilities or other common facilities.
(f) A statement
of the proposed use and improvement of common open space and recreational
facilities.
(g) A description
of proposals to preserve natural features and existing amenities and
a statement of conceptual landscaping designs.
(h) A preliminary
stormwater management plan illustrating drainage patterns and detention
pond areas. The plan should include preliminary pond sizing calculations.
(5) Development
schedule.
(a) When it
is anticipated that development pursuant to an approved master plan
will occur in phases over a period of years, the following shall be
included with the application for master plan approval:
[1] The
phases in which the land development will be submitted for final land
development approval and the approximate date when each phase will
be submitted for final plan approval.
[2] The
approximate date when each phase will be completed.
(b) Any phase
of development pursuant to an approved master plan shall be able to
function independently of the undeveloped phases while being compatible
with adjacent or neighboring land uses.
(c) If development
pursuant to a master plan is to be done in phases over a period of
years and according to an approved schedule, the gross density of
any phase or in combination with previously developed phases, shall
not exceed the maximum allowed density of the total development.
(d) Where applicable, each phase of development that occurs pursuant to an approved master plan must have at least 50% of its land area devoted to the general airport area uses listed in
Table 1 and no more than 20% of its land area devoted to the commercial uses listed in
Table 1.
(6) Transportation
impact report. A transportation impact report shall be prepared by
a qualified professional and include the following:
(a) Analysis
and description of existing conditions and traffic volumes for the
external road network serving the site. The external road network
to be studied shall be determined by the municipality prior to the
Master Plan review.
(b) A base
condition analysis shall be prepared to establish existing levels
of service followed by analysis and description of projected traffic
conditions based on the land uses proposed within the development.
Trip generation rates for morning and evening peak hours of the project
shall be prepared, as well as the internal/external trip distribution
and intersection analysis.
(c) The analysis
shall address the traffic impacts of the proposed development along
with surrounding traffic generated land uses in the area including
land use changes. The analyses will evaluate the adequacy of the area
road network and identify the need for road and access and traffic
control measure improvements generated by the proposed development
and surrounding land uses.
(d) The analysis
shall contain recommended internal and off-site road improvements.
These recommended improvements should be specific as to location and
scope of work required along with a phased schedule for implementation.
Examples of additional items that should be included in this section
are: typical sections for each category of street and a phasing plan
which delineates the street improvements that will be provided simultaneously
with the construction of each development phase.
(e) Utilization
of alternate modes of transportation shall be a component of the traffic
impact analysis. Evaluation of traffic mitigation measures as it relates
to public transportation and future site development should also be
addressed.
(f) Revision of the traffic impact study based on major changes (as defined in §
425-43D of this article) to the approved Master Plan shall be required. The revisions shall be submitted as part of the filing of an application to amend the Master Plan.
D. Amendments to an approved master plan. Any major changes requested to an approved master plan must meet the procedural and content requirements presented in §
425-43B and
C. A major change to an approved master plan is represented by any of the following:
(1) Any increase
in the approved residential or commercial area percentage.
(2) Any increase
in the approved residential density.
(3) Any increase
in the nonresidential floor area ratio.
(4) Any decrease
in the approved open space area percentage.
(5) A change
in the location of vehicular access points.
(6) Any other
change determined by the Township to be significant.