[Added 10-9-1986 by Ord. No. 59-K]
A.
Intent. It is the intent of the Residential-Office
District to promote the following:
B.
District regulations. Only the uses listed below shall
be permitted in the Residential-Office District. All uses must conform
to the lot, yard setback and maximum height regulations stipulated
herein, as well as other appropriate requirements of this chapter.[1]
[1]
Editor's Note: Criteria and Standards for the Residential-Office District (R-O) are included as an attachment to this chapter.
A.
Intent. It is the intent of the General Commercial
District to promote the following:
(1)
To provide for a full range of retail, service and
office uses in appropriate locations.
(2)
To minimize the hazards of highway commercial activity.
(3)
To encourage the clustering of commercial establishments.
(4)
To meet minimum standards of health and safety by
protecting against hazards and nuisances.
(5)
To promote stable commercial development.
B.
District regulations. Only the uses listed below shall
be permitted in the General Commercial District. All uses must conform
to the lot, yard setback and maximum height regulations stipulated
herein, as well as other appropriate requirements of this chapter.[1]
[1]
Editor's Note: Criteria and Standards for the General Commercial District (C-1) are included as an attachment to this chapter.
[Added 5-18-2000 by Ord. No. O-00-02]
A.
Intent. It is the intent of the Gateway District to
promote the following:
(1)
To provide for a mix of development types and
styles that enhance the identity of the Gateway business, educational
and living opportunities.
(2)
To encourage site redevelopment and adaptive
reuse of applicable existing structures along the Gateway corridor.
(3)
To provide for pedestrian, transit and recreational
connections within the Gateway corridor.
(4)
To encourage preservation of the historic and
environmental qualities in the Gateway corridor.
B.
District regulations. Only the uses listed below shall
be permitted in the Gateway District. All uses must conform to the
lot, yard setback and maximum height regulations stipulated herein,
as well as other appropriate requirements of this chapter.[1]
[1]
Editor's Note: Criteria and Standards for the Gateway Commercial District are included as an attachment to this chapter.
C.
Stormwater incentives. Stormwater best management
practice incentives to gain impervious surface coverage.
[Amended 5-15-2014 by Ord. No. O-14-06]
(1)
In order to decrease the stormwater runoff impacts
of development along the stream corridor and Millbrook Marsh, the
maximum base impervious surface coverage is established at 60%.
(2)
Due to the close proximity of the sites within
this corridor to the one-hundred-year floodplain, the requirement
for detention of the ten-year and one-hundred-year storm events may
be waived by the Township if development activities incorporate the
use of stormwater best management practices (BMP's), as described
by the Pennsylvania Handbook of Best Management Practices for Developing
Areas (PA Handbook).
(3)
Sites proposed for development may be allowed
to increase the maximum impervious surface coverage from 60% to 70%,
in increments of 5%, if the following BMP's are used:
(a)
Water quality volume or stream bank morphology.
An additional 5% of impervious surface coverage is allowed if a water
quality volume BMP or if a stream bank morphology BMP is provided
on the site.
[1]
Water quality volume.
[a]
The required water quality volume
shall be computed as follows.
|
WQ depth = the larger of 0.5 inches or 0.25
+ (0.012)2.9(0.0441A)
| |
|
WQ v = WQ depth (A)/12
| |
|
Where:
| |
|
WQv = water quality volume in acre-feet
| |
|
WQ depth = depth in inches that must be captured
for impervious areas
| |
|
IA = percent of site impervious area
| |
|
A = total of all impervious area on site in
acres
|
[b]
The water quality volume must be
captured and filtered through a water quality BMP over an extended
period of time as per the specific requirements of each structure,
as described by the PA Handbook.
[2]
Stream bank morphology.
[a]
In lieu of water quality volume,
a detention facility may be provided that provides an extended detention
of a one-and-eight-tenths-inch runoff event to lower erosion of stream
banks. This five-percent impervious surface coverage credit may be
used in lieu of the water quality volume credit, but not in addition
to such credit, due to the similar design nature of these two BMP's.
[b]
The volume of the extended detention
shall provide for a twenty-four-hour release of a one-and-eight-tenths-inch
precipitation event for the impervious area that exceeds the 60% maximum
impervious surface coverage.
 |
(b)
Recharge volume. An additional ten-percent impervious
surface coverage is allowed if a recharge volume BMP is provided on
the site.
[1]
The required recharge volume shall
be computed as follows.
|
Rv(1 .5/12) (Impervious Area greater than 60%
of the site)
|
[2]
The recharge volume will help maintain
base groundwater flows. The above formula assumes that site with 60%
or less impervious coverage will provide adequate groundwater recharge.
(c)
The total increased impervious coverage may
not exceed 10% for a total site coverage of 70%.
D.
Buffers.
(1)
Conservation buffer. A one-hundred-foot, naturally
vegetated conservation buffer, measured perpendicularly from the identified
one-hundred-year floodplain boundary and jurisdictional wetland boundary
(whichever is greater) shall be required adjacent to Millbrook Marsh
and/or portions of its tributary streams (Thompson Run and Slab Cabin
Run) located on the north side of East College Avenue.
[Amended 5-15-2014 by Ord. No. O-14-06]
(a)
This required buffer shall contain primary and
secondary areas and are required as follows:
[1]
Primary buffer. The primary buffer
shall consist of the 50 feet nearest the identified floodplain and
wetland boundary of Millbrook Marsh and/or tributary stream. This
area shall be maintained as a naturally vegetated conservation area.
Activities within the primary buffer shall be limited to passive recreation,
environmental education and ecological restoration in accordance with
a plan approved by the Township or its designee.
[2]
Secondary buffer. The secondary
buffer shall consist of the next 50 feet from the identified floodplain
and wetland boundary of Millbrook Marsh and/or tributary streams.
In addition to the permitted activities within the primary buffer,
the following best management practices shall be permitted:
[a]
Shallow and vegetated depressions
or wetlands designed to retain or infiltrate stormwater at depths
of less than three feet;
[b]
Constructed wetland treatment systems
with naturalistic shapes, low slopes (less than 5%), and shallow depths
(less than 3 feet); and
[c]
Wooded hedgerows or shelterbelts
composed of native trees and shrubs.
(b)
The boundary of the one-hundred-foot conservation
buffer shall be considered the building setback line and included
as part of the required pervious (green space) coverage on a property
adjacent to the Millbrook Marsh and located within the Gateway Commercial
and Open Space Recreation Conservation Districts.
(2)
Riparian buffer.
(a)
A riparian buffer shall be required along streams, tributaries
and bodies of water. This buffer shall be a minimum width of 50 feet,
measured perpendicularly from the edge of the top of the bank of Slab
Cabin Run, Thompson Run and Walnut Run.
[Amended 5-15-2014 by Ord. No. O-14-06]
(b)
The planting of the riparian buffer shall include
a combination of existing vegetation, native grasses, shrubs and flood-tolerant
trees that include ash, elm, hickory, honeylocust, linden, maple,
oak, redbud, sweetgum and willow.
(c)
Existing vegetation must be inventoried and
shown in a plan view in order to determine if it can be utilized as
part of the required riparian buffer.
(d)
Structures and other man-made features existing
within the boundary of these buffers at the time of adoption of these
buffer regulations shall be permitted as a preexisting condition and
not subject to enforcement until redevelopment of the property occurs.
(e)
The required plantings for the riparian buffer
per 100 linear feet of buffer along the stream shall be as follows:
[1]
Fifty-foot riparian buffer.
[a]
Within the first 25 feet from the
top of the stream bank:
[b]
Five canopy trees.
[c]
Eight ornamental/understory trees.
[d]
Thirty shrubs.
[e]
Within 25 to 50 feet from the top
of the stream bank: Grass shall be provided within this area to serve
as a stormwater infiltration/water quality system prior to reaching
the vegetated buffer and stream.
[2]
Twenty-five-foot riparian buffer.
Stream bank restoration shall be provided at the discretion of the
Township in addition to the twenty-five-foot riparian buffer. This
stream bank restoration shall include native riparian vegetation along
with stabilization materials such as riprap to prevent erosion and
sedimentation within the stream channel.
[a]
Within the first 10 feet from the
top of the stream bank:
[b]
Ten canopy trees.
[c]
Fifteen ornamental/understory trees.
[d]
Fifty shrubs.
[e]
Within 10 to 25 feet from the top
of the stream bank: A grass swale parallel to the stream bank with
a maximum depth of two feet shall be provided within this area to
serve as a stormwater infiltration/water quality system prior to reaching
the vegetated buffer and stream.
[3]
Plant specifications.
[a]
Canopy trees shall have a minimum
caliper of 2 1/2 inches at planting and reach a minimum height
of 30 feet at maturity.
[b]
Ornamental/understory trees shall
have a minimum height of six feet, a caliper of 1 1/2 inches
at planting and a minimum height of 15 feet at maturity.
[c]
Shrubs shall have a minimum height
of 18 inches at planting and a minimum height of four feet at maturity.
(f)
New stream crossings. The crossing of streams for new roads,
bicycle/pedestrian crossings, centralized sewer and/or water lines
and public utility transmission lines and/or their related appurtenances
(i.e., towers, well houses, pump and lift stations) shall be permitted,
provided that they:
[Added 5-15-2014 by Ord. No. O-14-06]
[1]
Provide a clear benefit to the general public in
that the crossing can be utilized by the general public or for the
provisions of services to the general public.
[2]
Are designed in a manner to minimize overall disturbance
of both the riparian buffer area and the stream itself, with the crossing
being as close to a right angle of the stream as possible.
(3)
Restoration incentives. Incentives for restoration of wetlands, stream channels and banks and native wetlands vegetation. In conjunction with § 200-26.1C, restoration of identified wetlands, stream channels and banks and native wetlands vegetation can be used as a means to increase impervious coverage (up to the 70% maximum) for a land development within the Gateway Commercial Zoning District. Each of the following activities is assigned an area ratio for the permitted additional 10% impervious coverage. The type of activity can also be modified to meet other related environmental and recreational objectives identified by the Township.
[Amended 5-15-2014 by Ord. No. O-14-06]
(a)
Complete removal of upland fill and restoration
of the wetland within the identified one-hundred-foot conservation
buffer adjacent to Millbrook Marsh (1:1 area ratio).
(b)
Restoration of the stream channel and bank with
approved native riparian vegetation and stabilization materials to
prevent erosion/sedimentation (2:1 area ratio. Example: 2:1 area ratio
- 2,000 square feet of stream channel and bank restoration per 1,000
square feet of increased impervious area on a property.)
(c)
Removal of existing non-native wetlands vegetation
with minor surface grading and replace with native wetlands vegetation.
(3:1 area ratio).[2]
[2]
Editor's Note: Former Subsection D(4), Land use buffers, amended
4-20-2006 by Ord. No. O-06-11, and which immediately followed this
subsection, was repealed 7-15-2010 by Ord. No. O-10-04.
E.
Nonresidential use restrictions. In addition to the regulations established in § 200-11B, the primary and accessory uses listed below shall have the following regulations when located within the Gateway Commercial District:
[Added 5-15-2014 by Ord. No. O-14-06]
(1)
Retail and service establishments. Individual retail and service
establishments shall be no larger than 35,000 square feet.
(2)
Drive-through facilities. Retail or service establishments shall
only be permitted to have a drive-through facility as follows:
(a)
The drive-through facility, including stacking lanes, ordering
areas and windows, shall be located on the sides of a building which
do not face a public street; and
(b)
The building in which the drive-through facility is located
is two or more stories; and
(c)
The drive-through facility shall be at least 100 feet from the
nearest property line of an adjoining property which contains a residential
use.
(3)
Outdoor display. The display of goods offered for sale, rental
or service outside of an enclosed structure or building shall only
be permitted if located within three feet of the structure or located
on the side of the structure or building which does not face a public
street.
(4)
Maintenance of motor vehicles. The dispensing of motor vehicle
fuel, cleaning, repair and/or maintenance of motor vehicle shall only
be conducted on the sides of buildings which do not face a public
street.
F.
Residential use restrictions. All types of residential dwellings as defined in § 200-7 are permitted in the Gateway Commercial District with the following restrictions:
[Added 5-15-2014 by Ord. No. O-14-06]
(1)
Applicability. The restrictions below shall apply to those lots
which are greater than two acres in size as of the date of adoption
of this subsection. Lots which are larger than two acres but subsequently
subdivided into lots smaller than two acres shall still be subject
to the restrictions below. In addition, the creation of new lots through
lot consolidation which amounts to an area greater than two acres
shall also be subject to the residential restrictions below.
(2)
Density. The residential density of any development shall be
limited to no more than 15 dwelling units per acre.
(3)
Location. Buildings containing only residential uses (single-family
homes, duplexes, townhomes, apartments and the like) shall be restricted
to an area no greater than 30% of a development. This restriction
shall not apply to buildings defined herein as a mixed-use building.
For purposes of calculating the area dedicated to residential and
nonresidential uses, the area shall include the buildings themselves
and associated accessory uses such as off-street parking areas and
any required buffer yards and setback areas.
G.
Street trees. Shade trees shall be placed along all existing streets pursuant to § 180-23, Shade trees, for each lot or portion thereof that is developed within the Gateway Commercial Zoning District. In instances where the shade trees cannot be placed in the right-of-way, said trees shall be placed within the front yard setback area.
[Added 5-15-2014 by Ord. No. O-14-06]
H.
Height restrictions. The maximum permitted height of a building shall
be reduced to 35 feet for any parcel or portion thereof located within
300 feet of a parcel zoned R-1 Single-Family Residential or within
150 feet of a lot line for a parcel that contains a single-family
home (excluding mobile homes) built prior to the adoption of this
subsection. However, this reduced height shall not apply in the following
instances:
[Added 2-19-2015 by Ord.
No. O-15-02]
(1)
The height reduction required above shall not apply to any portion
of a parcel within 300 feet of the center line of a street classified
as an arterial. Furthermore, the height reduction required above shall
not be required around lots containing a single-family home that are
located within 300 feet of the center line of a street classified
as an arterial street. In such cases, the maximum building height
shall remain at 55 feet.
(2)
The height reduction required above can be eliminated if a parcel
owner or developer proposing a development within 300 feet of the
R-1 Zoning District or 150 feet of a parcel containing a single-family
home enters into a written agreement with the owners of the impacted
properties. Said agreement shall be drafted in a manner acceptable
to the Township and recorded with the Centre County Recorder of Deeds.
For purposes of this section, impacted property owners shall be considered
either those owners of parcels in the R-1 Zoning District that are
within 300 feet of the proposed building exceeding 35 feet or those
owners of parcels that are within 150 feet of the proposed building
exceeding 35 feet that also contain a single-family home.
A.
Intent. It is the intent of the Office Commercial
District to promote the following:
(1)
To provide for office uses and selected services in
appropriate locations protected from other incompatible uses.
(2)
To minimize the proliferation and hazards of highway
commercial activity.
(3)
To encourage the clustering of commercial establishments.
(4)
To meet minimum standards of health and safety by
protecting against hazards and nuisances.
(5)
To promote stable commercial development.
B.
District regulations. Only the uses listed below shall
be permitted in the Office Commercial District. All uses must conform
to the lot, yard setback and maximum height regulations stipulated
herein, as well as other appropriate regulations of this chapter.[1]
[1]
Editor's Note: Criteria and Standards for the Office Commercial District (C-2) are included as an attachment to this chapter.
[Added 12-27-1990 by Ord. No. O-90-09]
A.
Intent.
(1)
It is the intent of the Planned Research and
Business Park Districts (PRBD) to provide for development of research
and business parks that, while meeting applicable building, health
and safety standards, also foster innovative building and open space
massing resulting in an aesthetically attractive working environment;
provide for the preservation and protection of natural resources and
the effective use of land and materials; foster internal and external
educational, business and research relationships to enhance the economic
stability of the center region; and provide the flexibility to adapt
to changes in markets and technologies.
(2)
In addition, the PRBD District is intended to
achieve the following objectives:
(a)
To provide for screening, landscaping, signing
and lighting.
(b)
To provide efficient, safe and aesthetic land
development.
(c)
To provide for adequate light and air, proper
building arrangements and minimum adverse effect on surrounding property
and to preserve existing topography, trees, amenities, landmarks and
natural features.
(d)
To develop proper safeguards to minimize the
impact on the environment, including but not limited to minimizing
soil erosion and sedimentation, air and water pollution and noise
levels.
(e)
To ensure the provision of adequate water supply,
drainage and stormwater management, sanitary facilities and other
utilities and services.
(f)
To provide this type of development with infrastructure
and services supplied by the Township and public authorities.
(g)
To provide for duplexes, townhouses, and multifamily residences by
conditional use.
[Added 10-19-2023 by Ord. No. O-23-05]
B.
General requirements.
(1)
Design and improvements. The design and physical improvements to the property being developed shall be provided by the developer as shown on the approved plan in accordance with the requirements of this chapter. Unless specifically waived or superseded by this chapter, all parks must comply with all requirements of Chapter 180, Subdivision of Land; Chapter 175, Stormwater Management; Chapter 177, Streets and Sidewalks; and other ordinances and regulations of College Township, as amended.
(2)
Location. A park can be constructed in districts
so designated on the Official Zoning Map, and such park shall be adjacent
to and have the primary vehicle access to an arterial street.
(3)
Size. A proposed park shall have no maximum
acreage limit but shall contain no less than 35 acres of total land
area. The unit of analysis for a development shall be a land planning
unit with a maximum size of 300 acres. The land planning unit establishes
the maximum size for the calculation of FAR.
[Amended 3-19-2015 by Ord. No. O-15-03]
(4)
Ownership. All land contained in a proposed park must be filed
by a single landowner and be developed as a single entity. The lands
of a proposed park may be subdivided into lots smaller than 35 acres
and may be sold or leased to entities other than the developer.
[Amended 3-19-2015 by Ord. No. O-15-03]
(5)
Plan requirements. A land development and/or subdivision plan shall be submitted for the entire area of the established land planning unit pursuant to Article IV of Chapter 180, Subdivision of Land. However, if a master plan is submitted, reviewed, and approved by College Township pursuant to § 200-27.1H, land development and/or subdivision plans can be submitted for each individual building, including expansion thereof.
[Added 3-19-2015 by Ord.
No. O-15-03]
C.
Permitted uses. Land and structures in a park may
only be used for the following:
(1)
Primary uses:
(a)
Public and private institutions of higher education.
(b)
Research, engineering, and testing laboratories.
[Amended 6-17-2010 by Ord. No. O-10-02; 3-19-2015 by Ord. No. O-15-03]
(c)
Office uses.
[Amended 6-17-2010 by Ord. No. O-10-02; 3-19-2015 by Ord. No. O-15-03]
(d)
Business incubators.
(e)
Light manufacturing facilities.
[Amended 6-17-2010 by Ord. No. O-10-02; 3-19-2015 by Ord. No. O-15-03]
(f)
Pilot plants, given that they do not exceed
75,000 square feet in gross floor area for any given pilot plant.
[Amended 6-17-2010 by Ord. No. O-10-02]
(g)
Data centers.
[Amended 3-19-2015 by Ord. No. O-15-03]
(h)
Medical offices and clinics.
[Added 6-17-2010 by Ord. No. O-10-02; amended 3-19-2015 by Ord. No. O-15-03]
(i)
Hospitals.
[Added 6-17-2010 by Ord. No. O-10-02; amended 3-19-2015 by Ord. No. O-15-03]
(j)
Any other facilities reasonably related to the intent of the
PRBD as established by the property owner, provided that these uses
are specifically reviewed and approved by both the property owner
and College Township Zoning Officer.
[Added 3-19-2015 by Ord.
No. O-15-03]
(2)
Limited uses. Limited uses constructed in any
phase cannot exceed the maximum for the total proposed FAR as noted
on the approved preliminary plan or master plan for the park.
[Amended 6-17-2010 by Ord. No. O-10-02; 3-19-2015 by Ord. No. O-15-03]
(a)
Hotels, motels, inns, and similar public lodging facilities.
(b)
Conference facilities, meeting rooms and places of assembly.
(c)
Eating and drinking establishments.
(d)
Retail and service establishments.
(f)
Indoor recreational facility.
(g)
Limited uses shall be restricted to a maximum of 35% of the
total FAR shown on the approved preliminary plan.
(3)
Accessory uses.
(a)
Open space improvements and facilities.
(b)
Active recreational structures and fitness facilities.
(c)
Caretaker residences.
(d)
Other incidental operations required to maintain or support
a primary or limited use, such as but not limited to maintenance shops,
central energy facilities, solar energy systems, and wastewater treatment
facilities.
[Amended 8-18-2016 by Ord. No. O-16-04]
(4)
Dirve-through facilities as either a primary, limited or accessory
use are prohibited.
[Added 6-17-2010 by Ord. No. O-10-02; amended 3-19-2015 by Ord. No. O-15-03]
D.
Dimensional requirements.
(1)
Density. There shall be no minimum area requirements
for individual lots or building sites contained in a land planning
unit. However, the density of development shall not exceed 0.40 FAR
in any land planning unit.
(2)
Maximum coverage.
(a)
Maximum building coverage. The total ground
floor area of all buildings and structures shall not exceed 35% of
the total land area of the park.
(b)
Maximum impervious surfaces shall in developments
of 50 to 100 acres, not to exceed 60%, and in developments of 100
plus acres, not exceed to 65% of the total land area of the park.
(3)
Height. The height of all buildings within 200
feet of the boundary of the park shall not exceed the maximum height
permitted in any adjoining zoning district. When the building is located
within 200 feet of more than one adjoining zoning district, the height
shall not exceed the lowest maximum height allowed in either district.
(4)
Perimeter requirements. The park shall be designed to avoid adverse influences and impacts on surrounding properties. Required setbacks from perimeter boundaries shall be 50 feet for structures and 25 feet for parking areas. Entry features are excluded from set back requirements, provided that they meet requirements of this chapter and Chapter 180, Subdivision of Land, as amended.
[Amended 6-17-2010 by Ord. No. O-10-02]
(5)
Interior setbacks. Interior setbacks must be
proposed by the developer and shown on the preliminary plan and will
be approved by College Township Council, as a part of the preliminary
plan approval. These setbacks must be consistent with the park's design
and intent. Different setbacks may be established for building and/or
parking.
E.
Open space requirements.
(1)
A minimum of 30% of the gross area of the park
shall be devoted to open space.
(2)
At least 50% of the required open space shall
be contiguous.
(3)
The Township Council may accept dedication all
or part of the open space shown on plan, provided that:
(4)
For purposes of calculating required acreages
specified herein, open space shall not include land occupied by streets,
driveways, parking spaces and buildings or structures, other than
recreational structures.
F.
Environmental design. The environmental design scheme
of the park shall be laid out in such a fashion so that all of the
elements listed below are incorporated into a harmonious and aesthetically
pleasing design. Consideration should be given to the overall character
of the development and its visual effect on adjacent uses as well
as the tenants of the development, residents of the Township and Centre
Region at large.
(1)
Existing trees should be inventoried and preserved
whenever possible. Existing stands of mature, healthy trees, hedgerows,
waterways historic sites, scenic points, views and vistas and other
community assets and landmarks should be preserved.
(2)
The park should be designed to minimize grading
and other changes to the natural terrain. All graded slopes should
blend with the surrounding terrain and development.
(3)
All landscaping shall be in conformance with
an overall landscaping plan and unifying concept for the development.
(4)
The park shall conform to the regulations contained
in this chapter concerning floodplain conservation, slope controls,
nuisance standards, outdoor storage, waste and sewage disposal, illumination,
landscaping, historic properties and temporary uses.
G.
Traffic, parking and pedestrian access.
(1)
A park shall have an internal system of public
streets with the major access to the site be linked to a designated
arterial street, such link shall be based on the size and classification
warranted by the landowner's transportation impact report.
(3)
The need for secondary access for emergency
vehicle use will be shown at the time of preliminary plan approval
and can be provided by a second entrance or an approved alternative
solution to the park.
(4)
Parking.
(a)
Motor vehicle access and off-street parking shall be provided as required in this chapter to correspond with the development phases specified in the preliminary plan, with the exception of parking requirement ratios listed in Subsection G(4)(d) below, within the park. Parking requirements for institutions of higher education shall be based upon the principal use of the building or structure.
(b)
Reservation and siting of the excepted parking
areas shall be recorded as a condition in the preliminary plan but
may be constructed in stages to correspond with employment growth
at the site. Submissions shall contain the landowner's plan for phasing
and monitoring of employment growth. All parking as required in this
section shall be constructed within five years following final plan
approval; however, an amendment to the parking phasing may be granted
to extend the accepted parking phasing.
(c)
The applicant may also submit a plan for alternative
on-site and/or off-site parking locations for the limited uses, as
defined, which provide shared or substitute parking for up to 25%
of the required parking. Plans should include methods of transportation
linkage to alternative location and means of implementing and monitoring
off-site parking. All approved plans for alternative parking shall
be recorded as a condition in the preliminary plan in the form of
declarations of covenants.
(d)
Excepted parking shall be provided according
to the following ratios:
[2]
Conference center: four spaces
per 1,000 gross square feet.
[Amended 4-9-1992 by Ord. No. O-92-05]
[3]
Research and development uses,
including laboratories, offices and other facilities for basic and/or
applied research; business incubators; and pilot plants: one space
per 550 gross square feet.
[4]
Light manufacturing and production
or assembly of prototype products: one space per 625 gross square
feet.
(e)
In order to provide flexibility in parking lot
landscaping, foster innovative design and create an aesthetically
attractive working environment that reduces heat glare, and visual
expansiveness, the parking lot landscaping requirements may be varied.
The amount of landscaped open space and materials used shall not be
less than what is required in this chapter. The parking lot landscape
design shall be at the discretion of the Township pursuant to an approved
preliminary plan.
[Added 4-9-1992 by Ord. No. O-92-05]
(5)
Pedestrian access. A system of pedestrian access, in the form of paved sidewalks or interior walkways, shall be provided to allow walking between every use, structure or recreational facility and shall be connected with existing sidewalks and walkways adjacent to the park. Sidewalks shall be designed in conformance with the construction standards in Chapter 177, Streets and Sidewalks, and Chapter 180, Subdivision of Land, as amended. At the discretion of the Council, interior walkways may be constructed from materials other than those outlined in Chapter 180, Subdivision of Land.
(6)
Bike path. Bike paths shall be required along
arterial and collector streets within and adjacent to the development.
The bike path must connect to an internal network of bike paths, which
are separate from the walkway system mentioned above, servicing the
development.
H.
[2]Master plan. A developer has the option of submitting a
master plan for a park prior to submitting land development/subdivision
plans. If a master plan is submitted, the developer will not be required
to submit land development and/or subdivision plans for the entire
land planning unit. The following information shall comprise the content
of a master plan pursuant to the following:
[Added 3-19-2015 by Ord.
No. O-15-03]
(1)
Content.
(a)
Narrative statement. A written statement, including the following:
[1]
A statement of the ownership of all of the land
within the park, including items such as plans to lease or subdivide
land.
[2]
An explanation of the design pattern of the park.
[3]
A statement describing any proposed innovative
design concepts included in the plan.
[4]
A description of the form of organization proposed
to own and maintain the open space recreational facilities and structures
or other facilities, if any.
[5]
A description of proposals to preserve natural
features and existing amenities, and a statement of conceptual landscaping
designs.
[6]
A statement describing stormwater management methods
to be employed.
(b)
A site plan identifying the following:
[1]
Boundaries of the land planning unit.
[2]
Identification of developable areas and required
open space areas.
[3]
Identification of approximate location of internal
private and/or public street networks, including pedestrian and bicycle
travel patterns.
[4]
Identification of buildable areas, including potential
gross floor area and height (in floors) of buildings.
[5]
Approximate locations of parking lot and/or structure
locations, including approximate number of spaces.
[6]
Perimeter setbacks. In addition, setbacks and/or
building separations should be listed and shown on the site plan.
(c)
Overall square footage of proposed buildings, including a list
of proposed uses broken into primary or limited uses.
(d)
Phasing schedule.
(2)
A stormwater management plan identifying areas of detention, retention and infiltration of stormwater. In addition, Council may require stormwater calculations showing that the areas identified are sufficient to meet the stormwater requirements of Chapter 175 of this Code for the purpose specified in this plan.
(3)
A transportation impact report shall be required as part of
the master plan. The content of such shall be that which identifies
overall potential traffic volumes on adjacent streets and intersections.
The report shall also study any internal impacts to public streets.
(4)
Review of the master plan shall be done in the same manner as that described for the preliminary plan pursuant to § 180-8.
(5)
Master plan compliance. Individual preliminary/final land development
or subdivision plans shall be permitted to vary from the master plan.
The following shall be thresholds that, if exceeded, shall constitute
the need for a revised master plan:
(a)
The area of the open space delineated on the master plan is
reduced by 5% or more (as percentage of total open space);
(b)
The location of the open space is changed in an amount that
exceeds 5% as a percentage of total open space;
(c)
Gross floor area of all buildings exceeds that which was approved
on the master plan by 5% or more; or
(d)
The location of access points onto a public collector or arterial
street is changed.
(6)
Master plan revisions. Land developments and/or subdivisions
that exceed the thresholds listed above for master plan compliance
will necessitate submittal of revised master plan documents potentially
including traffic and stormwater reports.
[2]
Editor's Note: Former Subsection H, Utilities, easements and
markers, was repealed 6-17-2010 by Ord. No. O-10-02.
I.
Phasing and scheduling.
(1)
A phase of a park shall be able to function
independently of the undeveloped phases while being compatible with
adjacent or neighboring land uses, even if the remainder of the park
were to be discontinued and the plan abandoned.
(2)
If a park is to be developed 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
park.
[Added 2-5-2009 by Ord. No. O-09-01]
A.
Intent.
(1)
It is the intent of the Medical Campus Zone (MC) to provide
for the development of medical campuses which support the delivery,
research, education and development of the medical and health services
fields while meeting applicable building and zoning regulations to
protect the public's health, safety and welfare.
(2)
It is also the intent of this section to foster innovative development
building design for the purposes of creating an aesthetically pleasing
built environment while preserving the natural environment.
(3)
The MC Zoning District will achieve its intent through the following
objectives:
(a)
Use land efficiently by promoting multistory structures located
within close proximity of each other allowing for pedestrian movements
between structures and the provision of shared parking facilities.
(b)
Preserve open spaces, especially those areas deemed to be too
sensitive for development.
(c)
Foster education and research in the health and human sciences
by promoting the relationships between differing uses and buildings
in such a development.
B.
General requirements.
(1)
Land planning unit. For the purposes of analysis and computations,
the developer of a medical campus within the MC Zone shall establish
the boundaries of the land planning unit meeting the minimum size
stated below and all other regulations contained herein. Each land
planning unit shall be divided into two areas: open space and developable
area.
(2)
Size. A medical campus within the MC Zone shall comprise no
less than 50 acres, including required open space as noted below.
The medical campus shall be master planned as prescribed below. Individual
lots, or phases, may be developed independently regardless of their
size as part of the land development/subdivision plans prescribed
below.
(3)
Master plan. Prior to the submission of any land development/subdivision
plans, with the exception of minor plans, a master plan must be submitted
and approved by College Township Council upon recommendation by Planning
Commission for a medical campus.
(a)
Content.
[1]
Narrative statement. A written statement, including
the following:
[a]
A statement of the ownership of all of the land
within the campus, including items such as plans to lease or subdivide
land.
[b]
An explanation of the design pattern of the campus.
[c]
A statement describing any proposed innovative
design concepts included in the plan.
[d]
A description of the form of organization proposed
to own and maintain the open space recreational facilities and structures
or other facilities, if any.
[e]
A description of proposals to preserve natural
features and existing amenities, and a statement of conceptual landscaping
designs.
[f]
A statement describing stormwater management methods
to be employed.
[2]
A site plan identifying the following:
[a]
Boundaries of the land planning unit.
[b]
Identification of developable areas and required
open space areas.
[c]
Identification of approximate location of internal
private and/or public street networks, including pedestrian and bicycle
travel patterns.
[d]
Identification of buildable areas, including potential
gross floor area and height (in floors) of buildings.
[e]
Approximate locations of parking lot and/or structure
locations, including approximate number of spaces.
[f]
Perimeter setbacks.
[g]
Innovative features such as parking structures and LEED-certified buildings which will lead to a reduction in the required open space. See § 200-27.1E(1).
[Amended 2-20-2014 by Ord. No. O-14-01]
[3]
Overall square footage of proposed buildings, including
a list of proposed uses broken into primary or limited uses.
[4]
Phasing schedule.
(b)
A stormwater management plan identifying areas of detention, retention and infiltration of stormwater. In addition, Council may require stormwater calculations showing that the areas identified are sufficient to meet the stormwater requirements of Chapter 175 of this Code for the purpose specified in this plan.
(c)
A transportation impact report shall be required as part of
the master plan. The content of such shall be that which identifies
overall potential traffic volumes on adjacent streets and intersections.
The report shall also study any internal impacts to public streets.
(4)
Land development/subdivision plans.
(a)
General. Plans for subdivision or land development may be submitted for each individual lot, building or building expansion. Such plans may be reviewed in a one-stage preliminary/final review process. Contents of such shall be in compliance with Chapter 180, Subdivision of Land.
(b)
Master plan compliance. Individual preliminary/final land development
or subdivision plans shall be permitted to vary from the master plan.
The following shall be thresholds that, if exceeded, shall constitute
the need for a revised master plan:
[1]
The area of the open space delineated on the master
plan is reduced by 5% or more (as percentage of total open space);
[2]
The location of the open space is changed in an
amount that exceeds 5% as a percentage of total open space;
[3]
Gross floor area of all buildings exceeds that
which was approved on the master plan by 5% or more; or
[4]
The location of access points onto a public collector
or arterial street is changed.
(c)
Master plan revisions. Land developments and/or subdivisions
which exceed the thresholds listed above for master plan compliance
will necessitate submittal of revised master plan documents potentially
including traffic and stormwater reports.
C.
Permitted uses. Land and structures within the prescribed land planning
unit may only be used for the following:
(1)
Primary uses:
(a)
Hospitals.
(b)
Medical offices and clinics.
(c)
Dental offices and clinics.
(d)
Diagnostic or medical labs.
(e)
Outpatient surgery centers.
(f)
Urgent and emergency medical care facilities.
(g)
Optician and eyeglasses sales.
(h)
Educational facilities for the teaching and training of students,
interns, allied health care personnel in medical and related fields
of education.
(i)
Psychiatric and mental health centers.
(j)
Laboratories, offices and other facilities for both basic and/or
applied research and analysis related to medicine or medical services.
(k)
Business incubators related to medical uses.
(l)
Orthopedic, medical appliance, equipment, prosthesis and supply
sales and fitting.
(m)
Hearing aid fitting and sales.
(n)
Extended-care facilities.
(o)
Nursing homes and convalescent homes.
(p)
Hospices or other extended-care facilities.
(q)
Agriculture.
(r)
Any use not listed above but is a direct extension of the provision
of care in the human and health sciences/services.
(2)
Limited uses. Limited uses shall be limited to only a portion
of the total gross floor area of all uses in the campus as noted below.
(a)
Housing, such as dormitories, townhouses, apartments and the
like, geared towards housing employees, students, visitors and others
associated with the proposed campus not to exceed a maximum of 15%
of total allowable floor area ratio (FAR).
(b)
Light manufacturing limited to the production of medical devices
for use in the provision of medical services not to exceed a maximum
of 15% of total allowable FAR.
(c)
Financial, business and professional offices not to exceed a
maximum of 5% of total allowable FAR. No drive through facilities
shall be permitted.
(d)
Hotel and conference space not to exceed a maximum of 10% of
total allowable FAR.
(e)
Eating establishments and retail sales not to exceed a maximum
of 3% of the total allowable FAR.
(f)
Limited uses shall be restricted to a maximum of 30% of the
total allowable FAR.
(g)
The above limitations shall not apply to those uses which are
accessory to permitted primary uses.
(3)
Accessory uses.
(a)
Open space improvements and facilities.
(b)
Active recreational structures and fitness facilities.
(c)
Child day-care centers.
(d)
Restaurants and retail incidental to the primary uses permitted
above. Drive through services shall not be permitted.
(e)
Other incidental operations required to maintain or support
a primary or limited use, such as but not limited to maintenance shops,
central energy facilities, solar energy systems, wastewater treatment
facilities, and helipads.
[Amended 8-18-2016 by Ord. No. O-16-04]
D.
Dimensional requirements.
(1)
Density. There shall be no minimum area requirements for individual
lots or building sites contained in a land planning unit. However,
the density of the land planning unit shall not exceed 0.4 FAR.
(2)
Maximum coverage. The maximum coverage of all impervious surfaces
shall not exceed 60% of the developable area within the land planning
unit. This calculation shall exclude that area required to be set
aside as open space.
(3)
Height. The height of all buildings within 200 feet of the boundary
of the land planning unit shall not exceed the maximum height permitted
in any adjoining zoning district. When the building is located within
200 feet of more than one adjoining zoning district, the height shall
not exceed the lowest maximum height allowed in either district. Otherwise,
there shall be no height restriction.
(4)
Perimeter requirements. Development within the Medical Campus
Zone, including all structures and parking, shall be setback at least
100 feet from public streets or adjoining property located along the
perimeter of the land planning unit.
(5)
Interior setbacks. Interior setbacks must be proposed by the
developer and shown on the preliminary plan and will be approved by
College Township Council as a part of the preliminary plan approval.
These setbacks must be consistent with the campus's design and intent.
Different setbacks may be established for building and/or parking.
E.
Open space requirements.
(1)
A minimum of 50% of the gross area of the land planning unit
shall be devoted to open space. The open space may be reduced as follows:
(a)
Open space may be reduced if a building or buildings are proposed
to be LEED certified. Said reduction in open space shall equal in
area the square footage of the gross floor area of the building or
buildings which are LEED certified.
(b)
Open space may be reduced in an amount equal to the gross floor
area of any proposed parking structures above or below the ground.
(c)
In no instance of open space reduction above shall the minimum
open space requirement be less than 30% of the gross area within the
land planning unit, and all environmentally sensitive lands as mentioned
below must remain as open space.
(2)
All lands within the land planning unit which are environmentally
sensitive, such as Nolin soils, steep slopes greater than 25%, floodplains,
wetlands, streams and/or wellhead protection areas (defined by the
owner of said well), shall be included as part of the required open
space even if these areas would exceed the minimum open space threshold
of 50%.
(3)
At least 50% of the required open space shall be contiguous.
Areas which are noncontiguous shall be at least five acres.
(4)
The Township Council may accept dedication of all or part of
the open space shown on plan, provided that:
(5)
Land within the open space area may be permitted to be used
for the following:
(a)
Agriculture.
(b)
Passive or active recreation (including related structures).
(c)
Meadows, forest or other naturalized areas.
(d)
Stormwater facilities.
(e)
Wellhead protection areas (including pumphouse and other ancillary
structures).
(f)
Solar energy systems as an accessory use pursuant to § 200-11A(9).
[Added 8-18-2016 by Ord.
No. O-16-04]
(6)
For purposes of calculating required acreages specified herein,
open space shall not include land occupied by streets, including public
rights-of-way, driveways, parking spaces and buildings or structures,
other than structures related to uses permitted in the open space
area as noted above.
[Amended 8-18-2016 by Ord. No. O-16-04]
F.
Landscaping. All landscaping shall be in conformance with § 200-36 with a unifying concept for the campus with the following additional regulations:
(1)
Landscaping may be phased as new structures are built and may
be excluded from being shown in detail on the master.
G.
Environmental design. The environmental design scheme of the campus
shall be laid out in such a fashion so that all of the elements listed
below are incorporated into a harmonious and aesthetically pleasing
design. Consideration should be given to the overall character of
the campus and its visual effect on adjacent uses as well as the tenants
of the campus, residents of the Township and Centre Region at large.
(1)
Existing trees should be inventoried and preserved whenever
possible. Existing stands of mature, healthy trees, hedgerows, waterways,
historic sites, scenic points, views and vistas and other community
assets and landmarks should be preserved to the extent possible.
(2)
The campus should be designed to minimize grading and other
changes to the natural terrain. All graded slopes should blend with
the surrounding terrain and development.
(3)
The campus shall conform to the regulations contained in this
chapter concerning floodplain conservation, slope controls, nuisance
standards, outdoor storage, waste and sewage disposal, illumination,
landscaping, historic properties and temporary uses.
H.
Traffic, parking and pedestrian access.
(1)
Principal access points to the campus from public streets shall
be from arterial streets.
(2)
Individual uses shall take access via an internal street system
(public or private) designed to keep trips from one use to another
within the campus off of adjacent public streets.
(4)
Secondary access for emergency vehicle(s) use shall be shown
at the time of master plan approval and can be provided by a second
entrance or an approved alternative solution to the campus.
(5)
Parking. Motor vehicle access and off-street parking shall be provided in accordance with §§ 200-37 and 200-38, except as follows:
(a)
Reservation and siting of the parking areas may be constructed
in stages to correspond with employment growth at the site. Plan submissions
shall contain the landowner's plan for phasing and the monitoring
of employment growth.
(b)
The applicant may also submit a plan for alternative on-site
and/or off-site parking locations for the primary and limited uses,
as defined, which provide shared or substitute parking for up to 25%
of the required parking. Plans should include methods of transportation
linkage to alternative locations and means of implementing and monitoring
off-site parking. All approved plans for alternative parking shall
be recorded as a condition in the preliminary plan in the form of
declarations of covenants.
(6)
Nonvehicular access.
(a)
Nonvehicular access shall be provided throughout the development
of a land planning unit within the MC Zone to allow for alternative
modes of transportation within the district. Such modes of alternative
transportation shall connect to adjoining lands also.
(b)
The sidewalk requirements of § 180-16.1 shall be met through connecting each structure within the land planning unit, siting sidewalks along public streets in and adjacent to the land planning unit.
(c)
Bicycle access shall be provided to principle buildings within
the land planning unit from adjacent lands in the form of bike paths
or bike lanes. Bicycle racks shall be provided outside of the main
entrance to each building within the land planning unit.
I.
Phasing and scheduling.
(1)
A phase within the land planning unit shall be able to function
independently of the undeveloped phases while being compatible with
adjacent or neighboring land uses, even if the remainder of the campus
was to be discontinued and the plan abandoned.
(2)
If development within the Medical Campus Zone is to be developed
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 total permissible floor area
ratio.
