Patton Township City Zoning Code
ARTICLE VIII
Planned Airport District
§ 425-40 Intent.
A.
Since its inception in the early 1950's, the University Park Airport has continually expanded its size and services. This airport growth creates potential impacts on the surrounding community, including but not limited to the areas of transportation, noise, air and water pollution, safety hazards, need for public infrastructure and emergency services. Future land developments in the Centre Region will place greater demands on this facility and the neighboring largely undeveloped lands.
B.
In order to meet these demands, land use compatibility between the airport and the neighboring lands is imperative. Prudent planning is essential and must relate to the development goals of the Centre Region municipalities as articulated in the Comprehensive Plan. Development of infrastructure must also be consistent with the impending airport growth to prevent problems and at the same time, protect the environment. Recent studies have identified a significant potential source of groundwater immediately adjacent to the airport. This valuable source of future water supply for the Centre Region must be protected from contamination.
C.
The Planned Airport District is designed to minimize airport hazards related to development of lands surrounding the University Park Airport and to minimize the potential for contamination of the potential well field located within the district. It is also intended to promote the careful planning and orderly development of lands impacted by the airport consistent with the goals and objectives of Patton Township as described in the Comprehensive Plan. In addition, the district achieves additional purposes that include:
(1)
Provision of flexibility for land development, while also providing for determination, review and mitigation of potential community and environmental impacts associated with future airport development.
(2)
Promotion of the health, safety and general welfare of the inhabitants of Patton Township by protecting them from the adverse effects of aircraft noise and preventing an increase in the number of people exposed to airport-related hazards.
(3)
Prevention of the obstructions and incompatible land uses that affect navigable airspace.
(4)
Prevention of the development of land uses which tend to concentrate large numbers of people in the airport hazard areas.
(5)
Encouragement of innovative design in the layout of buildings, structures and open spaces and encouragement of a pattern of development which preserves trees and natural features, and prevents soil erosion.
(6)
Provision of adequate water supply, sanitary facilities, stormwater management and other utilities and services.
(7)
Encouragement of innovative strategies to reduce transportation impacts from proposed development that will improve safety, reduce congestion, provide adequate access and promote the use of transportation demand management strategies.
(8)
Assurance that, to the maximum extent possible, the community is afforded the opportunity to participate in the development or amendment of the district.
(9)
Provision of criteria that allows a mix of land uses in a growth area served by public utilities with an emphasis on providing area for light industrial uses.
§ 425-41 Establishment.
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".
§ 425-42 Use regulations.
A.
Uses by right.
(1)
The specific uses permitted within different portions of the Planned Airport District are listed in Table 1.[1] These uses are a function of the noise levels projected to be generated by aircraft using the airport, the proximity of a given area to the airport runways and flight approach paths and the desire to protect the nearby potential groundwater supply from contamination by activities conducted within the district.
[1]
Editor's Note: Table 1 is included as an attachment to this chapter.
(2)
Lines delineating residential, mixed use and nonresidential areas within the Planned Airport District are to be depicted on and are to be considered an integral part of the Zoning Map. The location of these lines are generally based on projected decibel levels contained in the report prepared by L. Robert Kimball Associates entitled "Noise Analysis Based on 8,500 Foot Runway and Corresponding Operations at the University Park Airport," dated January 5, 1989. The location of these lines is to be considered a fixed part of the Zoning Map and their location can only be changed by amendment of the Zoning Map.
(3)
In order to protect the safety of persons on the ground and within aircraft, additional safety measures as established by the Federal Aviation Administration will be made part of this chapter. These safety measures are identified as the runway protection zone, runway approach zone and horizontal clearance zone. The runway and approach areas (based on the Federal Aviation Administration runway protection zone and runway approach zone respectively) are to be depicted on and are to be considered an integral part of the Zoning Map and their location can only be changed by amendment of the Zoning Map. The entire Planned Airport District lies within the horizontal clearance zone.
B.
The concern for protection of the potential future source of groundwater identified in the airport area is embodied within Table 2,[2] which prohibits certain activities from being conducted in the Planned Airport District that could contaminate the potential water supply. In addition, a buffer of at least 150 feet shall be required from all designated well sites. This buffer shall be measured from the perimeter of the designated site(s). Vegetation and/or a combination of low maintenance trees, shrubs and ground cover plantings shall be provided within the buffer. All buildings, structures, parking or other impervious surfaces shall be prohibited from locating in the buffer yard. The designated well sites shall be identified on the Master Plan.
[2]
Editor's Note: Table 2 is included as an attachment to this chapter.
C.
Notwithstanding any other provisions of this chapter, no use may be made of land or water within any area established by this chapter in such a manner as to create electrical interference with navigational signals or radio communication between the airport and aircraft, make it difficult for pilots to distinguish between airport and aircraft, make it difficult for pilots to distinguish between airport lights and others, result in glare in the eyes of pilots using the airport, impair visibility in the vicinity of the airport, create bird strike hazards or otherwise in any way endanger or interfere with the landing, takeoff or maneuvering of aircraft intending to use the airport. All uses by right permitted in the Planned Airport District must conform to the regulations established by the Federal Aviation Administration that govern development within the airport horizontal clearance zone, runway approach zone and runway protection zones as defined in this chapter.
§ 425-43 Procedure for master plan approval.
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:
(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.
(b)
Northpoint.
(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.
(d)
Approximate location of man-made features in or within 100 feet of the property including:
(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.
(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.
(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:
(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.[1]
[1]
Editor's Note: Table 1 is included as an attachment to this chapter.
(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.
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.
§ 425-44 Procedure for development.
A.
After approval of a master plan, all subsequent subdivision and land development plans within the master planning area must be submitted in accordance with and meet the applicable requirements of Chapter 350, Subdivision and Land Development, this chapter and Chapter 310, Streets and Sidewalks, in addition to the requirements of this article. In the event of a conflict between the requirements contained in this article and any other ordinance, the requirements of this article will apply.
B.
Any major change proposed to an approved master plan will require an amendment of the Master Plan. If the major change is contained within a proposed subdivision or land development plan, the Board of Supervisors shall not grant approval of the plan until an amendment of the Master Plan occurs. In the event of such denial, the landowner may refile the final plan without the major changes identified in such written notice or file an application to amend this Master Plan, following the procedures required herein for approval.
C.
A minor change to an approved master plan shall not require an amendment of the Master Plan. If the minor change is proposed as part of a subdivision or land development plan, then the change will be approved through the normal review process for subdivision and land development plans.
§ 425-45 Area bulk and open space requirements.
A.
Area requirements.
(1)
After enactment of this chapter no property within the Planned Airport District may be subdivided or replotted into parcels less than 20 acres except pursuant to an approved master plan.
(2)
All master plans within the Planned Airport District must encompass an area of at least 20 acres. No development within the Planned Airport District can occur until a master plan has been approved for the area being developed. The only exception to the requirement for a master plan is for any parcel of less than 20 acres existing on the date of enactment of this chapter.
(3)
Lot sizes shall be established on subdivision and land development plans.
B.
Density requirements.
(1)
Maximum density for areas in which residential uses are permitted.
(a)
The maximum density for areas in which residential uses are permitted shall not exceed the following:
[1]
One and twenty-five hundredths dwelling units per acre for the area of the Planned Airport District within 500 feet of the district's northwestern boundary line as defined at the end of Table 1.[1]
[1]
Editor's Note: Table 1 is included as an attachment to this chapter.
[2]
Two and five-tenths dwelling units per residential use acre for the remaining portion of the Planned Airport District that permits residential uses.
(b)
As an incentive for larger-scale planning, the maximum densities permitted under Subsection B(1)(a)[1] and [2] can be doubled for master plan areas encompassing 100 or more acres. Acreage within the runway area cannot be credited toward master plan acreage for development occurring outside of the runway area.
(2)
The maximum density for areas to be used for nonresidential uses shall not exceed a Floor Area Ratio (FAR) of two-tenths (0.2). The acreage to be used in determining the FAR is the nonresidential acreage within the Master Plan not contained within the runway area. As an incentive for larger scale planning, the maximum density for areas to be used for nonresidential uses shall not exceed a FAR of four-tenths (0.4) for master plan areas encompassing 100 or more acres. Acreage within the runway area cannot be credited toward master plan acreage for development occurring outside of the runway area.
C.
Allowable use percentages.
(1)
In the mixed use, nonresidential and approach areas, all development plans must devote at least 50% of their area to general airport area uses and shall devote no more than 20% of their area to the commercial uses listed in Table 1.
(3)
If development done pursuant to an approved master plan is to be done in phases, the construction within each phase must comply with the use percentages listed in part of this section.
D.
Maximum lot coverage.
(1)
Within residential use areas, structures shall not cover more than 25% of the lot area. The maximum impervious coverage in residential use areas shall not exceed 50% of the Master Plan area designated for residential uses.
(2)
Within nonresidential use areas, the maximum impervious coverage shall not exceed 60% of the Master Plan area designated for nonresidential uses.
E.
Height requirements.
(1)
The height of all buildings within the Planned Airport District shall not exceed 50 feet or the maximum height limitations imposed by FAA regulations (Part 77) for horizontal clearance zones, runway approach zones or runway protection zones, whichever is less.
(2)
The height of all structures within the Planned Airport District shall not exceed 70 feet or the maximum height limitations imposed by FAA regulations (Part 77) for horizontal clearance zones, runway approach zones or runway protection zones, whichever is less.
F.
Setback requirements.
(1)
Required setbacks from public rights-of-way abutting Master Plan boundaries shall be 100 feet for structures and 50 feet for parking areas.
(2)
Required setbacks from Master Plan property boundaries that do not abut public rights-of-way shall be 50 feet for structures and 15 feet for parking areas.
(3)
No minimum setbacks for interior streets or internal lot lines are established herein. Such setbacks will be established by the Board of Supervisors for each subdivision or land development plan submitted pursuant to an approved Master Plan. This allows the designer flexibility in the placement of structures. However, a proposal using minimal setbacks must clearly establish the sufficiency of the design pattern for which the minimum setbacks are proposed.
G.
Open space requirements.
(1)
A minimum of 40% of the gross area of the Planned Airport District plan shall be devoted to open space.
(3)
No more than 15% of the required open space shall contain stormwater management facilities, except for large, flat stormwater detention ponds with a minimum area of 1.0 acres inside the toe of the interior slopes of the pond. This area must be capable of being used as an outdoor recreation facility. Such an area may be added to the 15% maximum as described above upon review and approval by the Municipal Engineer.
§ 425-46 Design and improvement standards.
A.
Environmental design. Development in the Planned Airport District should be based on an environmentally 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. The following factors should be taken into account in the design and presented on all plans submitted pursuant to an approved master plan.
(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 development plan 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)
Buffer yards. The determination of the buffer yards shall be made through the use of Tables 3, 4 and 5.[1] All uses within each use classification would be considered to have an equal impact on neighboring uses. Impacts resulting from greater intensity uses on adjacent parcels would include: noise, dust, lighting glare, heat, traffic, building bulk and height, storage areas and impervious surface areas. The intensity of adjoining uses must also be determined from the classification system. Once the land use classifications are determined, the appropriate buffer yard can then be applied to the land development.
(a)
Buffer yards are required, as applicable, on each lot (or lease area) or land development area independent of adjoining uses or adjoining buffers.
(b)
If a developed use increases in intensity or changes, increases in the buffer yards may be required by the Board of Supervisors.
(c)
Consideration should be given to utilizing existing vegetation as an element in the application of buffer yards.
(d)
Buffer yards shall not be used for parking, loading, storage or structures. All except side buffer yards of interior lots may be crossed by access driveways and utility easements, provided that such are not more than 25 feet in width at the point of intersection.
(e)
Where a required buffer yard is wider than the setback(s) required in the district, the wider dimension will govern.
(f)
All plantings shall be selected to be compatible with the environmental conditions they will be exposed to. Any plant material that does not survive must be replaced within one year.
[1]
Editor's Note: Tables 3, 4 and 5 are included as attachments to this chapter.
B.
Utilities.
(1)
Sewage disposal. Development within the Planned Airport District shall utilize public sewer service. Upon adoption of this district, all existing septic systems in this area shall comply with the three-year-frequency pumping requirement of Chapter 143, Sewage and Sewage Disposal, until such time as public sewer service is available to the property.
(2)
Water supply. Development within the Planned Airport District shall utilize public water service. All water mains constructed shall meet the design and installation specifications of the public water supplier.
(3)
Other utilities. All other utilities servicing the Planned Airport District shall be provided underground.