Patton Township City Zoning Code
ARTICLE IX
I-99 Interchange Overlay District
§ 425-47 Intent and area of application.
A.
The intent of the Interchange Overlay District is to encourage controlled, sensible interchange development by providing an additional set of protective measures on top of existing regulations. The District regulations will:
B.
Within the Interchange Overlay District, all existing zoning, land use, and building regulations now in place continue to apply except where the regulations contained in the Interchange Overlay District are stronger or more restrictive.
C.
Area of application. The following are the corridors for application of the Interchange Overlay District at a corridor width of 1/8 mile (660 feet) on both sides, measured from the center line of the right-of-way. The overlay district corridor is modified to exclude areas as described in Subsection E below.
(1)
The full length of I-99 in Patton Township, both existing and proposed sections.
(2)
Waddle Road extended north into Toftrees to the multifamily parcel west of the existing golf course and to the south to Clearview Avenue.
(3)
Valley Vista Drive from I-99 west to Carnegie Drive.
(4)
North Atherton Street south from I-99 to Douglas Drive and Hawbaker Industrial Drive.
(5)
Scotia Road west from I-99 to the property line between Tax Parcels 18-3-58B and 18-3-58C.
(6)
Existing Route 322 west from the I-99 Interchange to property line between Tax Parcels 18-3-47A and 18-3-17B, which is approximately the extension of Sellers Lane.
D.
Parcels included. The overlay district requirements shall apply to all development within the corridor and apply to all development on parcels on which the overlay district corridor covers at least 50% of the area of the parcel.[1]
[1]
Editor's Note: Original § 175-40.1E of the 1996 Code, pertaining to areas not included in the overlay district and which originally followed this subsection, was repealed 6-20-2001 by Ord. No. 2001-389.
§ 425-48 Highway access and safety.
A.
Specific intent. It is the intent of the section to improve safety by limiting the number of access points which are permitted onto the interchange access road. The reduction in paving by eliminating the need for numerous entryways will also create more frontage space for landscaping or retention of existing trees, thereby promoting highway beautification and, thus, a more pleasing gateway to the community.
B.
Access from highways.
(1)
All plans for vehicular access to new development from the interchange access road shall be submitted to the municipality. If Pennsylvania Department of Transportation (PennDOT) approval is required, plans must be submitted to the municipality and PennDOT concurrently for review and approval. All access plans are subject to the requirements of Subsection C below.
(2)
Any new right-of-way providing vehicular access from the interchange access road shall be located a minimum distance of 300 feet from the point at which the exit/entrance ramp intersects the interchange access road. This point shall be measured from the property boundary of the limited access right-of-way. Any new right-of-way providing vehicular access from the interchange access road shall be no closer to any other such right-of-way than 800 feet, measured from center line to center line. (Figure 1)
 Figure 1. Vehicular access standards for interchange access road |
(3)
Direct vehicular access to uses fronting on an interchange access road may be permitted in the following instances:
(a)
Where direct access currently exists, shared driveways shall be utilized except where lot width exceeds 300 feet.
(b)
Where phased development is to occur as a single project or as part of a larger development, whether by one or more applicants, temporary direct access may be permitted. For purposes of this subsection, the period of temporary direct access shall not extend, nor be renewed, beyond the lesser of one year or at such time as construction of the second phase of development has commenced. Upon termination of the temporary direct access period, direct access shall no longer be permitted.
(4)
Access easements that connect adjoining properties and land developments for vehicular and pedestrian access shall be provided.
C.
Traffic studies and transportation improvements.
(1)
The municipality may require a traffic impact study for any proposed development within the Interchange Overlay District.
(2)
The traffic impact study shall be prepared by a qualified professional and shall meet or exceed the requirements set forth in Appendix A.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(3)
The traffic impact study shall include recommended improvements mitigating the development's traffic impact and maximizing public safety. Such recommended improvements shall be taken into account in any zoning, site plan, or subdivision review of the proposed development.
D.
Intermodal transportation.[2]
(1)
Any use that does not fully utilize its parking area on weekdays is encouraged to provide daytime park and ride opportunities.
(2)
All uses shall provide for bicycle trails or lanes that connect to all appropriate adjacent properties and neighborhoods as a means of providing linkage between lots in the Interchange Overlay District. Where the bicycle trail can be combined with pedestrian sidewalk systems, as determined by the municipality, then the combined pedestrian/bicycle trail shall meet American Association of State Highway Transportation Officials (AASHTO) standards.
(3)
Public transit amenities shall be provided where appropriate, as determined by the municipality. The amenities shall include a transit stop pull-off and pad area, covered shelter, and connecting walkway(s) to the building(s). The appropriateness, design, and location of these facilities shall be based on ADA (Americans with Disabilities Act) standards and the operational requirements of the transit provider.
[2]
Editor's Note: Original § 175-40.2D(1) of the 1996 Code, regarding bicycle storage, which immediately followed this subsection, was repealed 9-14-2022 by Ord. No. 2022-624.
§ 425-49 Setbacks and landscaping.
A.
Intent.
(1)
Under Pennsylvania zoning and planning enabling legislation, local governments have the authority to adopt regulations requiring adequate setbacks and landscaping. The basic approach discussed here establishes a buffer between the interstate highway right-of-way and all development and standards for landscaping along the interchange access road and in and around parking lots.
(2)
Concern about the impacts of development on safety, the future scenic character around the interchanges, and the environment prompted the creation of this section. Trees and other landscaping are required within and around parking lots: for highway beautification as seen from the interstate or interchange access road; to improve safety by reducing diagonal travel across traffic patterns; and to minimize environmental impacts by reducing heat build up and stormwater runoff volume and velocity. Furthermore, the planting materials section requires that new plantings use at least 50% vegetation native to central Pennsylvania. Native species tend to be more tolerant of local environmental conditions and tend to be healthier, reducing the need for watering, pesticides, and nutrient applications. On the other hand, the standard still provides flexibility for other plant selections. Invasive species are excluded from use because of their nuisance capacity and adverse impact on other valued plants and animals.
B.
Setbacks.
(1)
All proposed development to be located within the interstate highway and interchange access road corridors shall meet the following setback requirement:
(a)
A minimum setback of 75 feet from the edge of the mainline portion of the right-of-way of the interstate highway. This setback shall not apply to parcels abutting state-controlled limited-access right-of-way where the difference in the bearings of the right-of-way line and the nearest through travel lane is greater than 45°.
(2)
The setback requirements shall apply to all buildings, parking areas, and service or loading zones.
(3)
No provision of this section is intended to contravene the intent or application of § 425-26D(4) regarding setbacks in the Oakwood and Toftrees Planned Communities.
C.
Setback landscaping.
(1)
All setbacks adjacent to rights-of-way shall be landscaped in accordance with this subsection.
(2)
All lots shall provide a minimum of one tree for each 40 linear feet of road frontage. Lots less than 40 feet in width shall provide a minimum of one tree.
(3)
All required trees planted within the setback shall be of a shade-type variety with a minimum caliper of 2.5 inches at planting and an expected height at maturity of at least 30 feet.
(4)
The following enhancements shall be provided to reduce the minimum setback along the mainline portion of the right-of-way from 75 feet to 50 feet.
(a)
Provide a visual screen of landscaping meeting these minimum required plantings per 100 lineal feet of mainline right-of-way frontage:
Canopy trees (minimum four-inch caliper measured 12 inches above ground: four. |
Understory trees (minimum three-inch caliper measured 12 inches above ground: four. |
Shrubs: 16. |
Evergreens (minimum height eight feet): eight. |
(b)
The required numbers of trees and shrubs in Subsection C(4)(a) may be reduced by 25% if a combination of earth berms, hedges, or architectural walls or fences a minimum of four feet in height measured from finished grade are provided as a part of the visual screen along the mainline right-of-way frontage.
(c)
Existing vegetation may be counted toward landscaping requirements at the discretion of the Township.
(d)
At least 75% of the new vegetation on the lot shall be native to the region. Native vegetation shall include, but not be limited to, plant materials set forth in Appendix C.[1]
[1]
Editor's Note: Appendix C is included as an attachment to this chapter.
(e)
To allow flexibility in the preparation of screening plans, the following exchange ratios may be utilized, subject to approval of the detailed plan by the Township:
[1]
Two understory trees may be substituted for one canopy shade tree.
[2]
One canopy shade tree may be substituted for two understory trees.
[3]
Two evergreen trees may be substituted for one canopy shade tree.
[4]
One evergreen tree or canopy tree may be substituted for five shrubs.
[5]
One understory tree may be substituted for three shrubs.
(f)
Where differing requirements are imposed by this section on screening and by other sections requiring landscaping, the requirements of this section shall take precedence.
(g)
Recharge of stormwater shall be provided for an amount of impervious area equivalent to 1.5 times the area of the reduction of the setback from 75 feet to 50 feet. The minimum required recharge volume is equal to 1.5 inches of runoff from the area defined above.
D.
Sidewalks and pedestrian walkways in setbacks. Developers are encouraged to respond to topography and vegetation in the design of sidewalk or walkway layouts.
E.
Parking lot landscaping.
(1)
Planting islands within parking areas shall be underlain by a minimum of two feet of suitable planting soil free of construction debris. Developers are encouraged to reduce curb height, provide breaks in the curb, or eliminate curbs around planting islands so that they may be used as infiltration areas for stormwater reduction. Islands to be used for this purpose would be required to be at a lower grade to allow for the absorption of water.
F.
Planting materials.
(1)
All new vegetation on a lot in the Interchange Overlay District, including street trees, canopy trees, shrubs, bushes, hedges, flowers, plants, and ground cover shall be of a noninvasive species. For purposes of this article, those invasive species to be avoided shall include those set forth in Appendix B.[2]
[2]
Editor's Note: Appendix B is included as an attachment to this chapter.
(2)
At least 50% of the new vegetation on a lot in the Interchange Overlay District shall be native to the region. For purposes of this article, native vegetation shall include, but need not be limited to, plant materials set forth in Appendix C.
(3)
New vegetation shall be maintained permanently by the lot owner, and any plant material which does not live shall be replaced within one year.
§ 425-50 Building and site design.
A.
Intent. How buildings look, their placement on a site, and their relationship to the immediate surroundings provide some of the most significant influences on the character of a community. Community character, especially along well-traveled routes, is an important contributor to property values and strong economic development. As such, these regulations aim to reinforce two of the main intentions of the Interchange Overlay District: to provide for uniformity of standards and highway beautification. The standards provided here will be equitable for all who develop, but more importantly, they will provide a consistency to the development character thereby enabling the long-term preservation of property values and the promotion of economic development, both valid legal rationales for regulation by municipalities.
For example, expansive blank walls of retail uses facing a street contribute very little to the life and vitality of that location. Therefore, the standards here for ground-floor display windows and a primary entry facing the interchange access road reflect retail building qualities found in the Township's originally settled crossroads, villages, and towns. Many zoning codes in other municipalities in Pennsylvania require that new structures have features similar to those of existing or historic neighborhood buildings. |
C.
Underground Infrastructure.
(1)
After the effective date of this article, all new utility lines serving uses proposed or developed, including electric, telephone, data, and CATV, shall be installed underground, except as provided in Subsection C(3) below.
(2)
Junction boxes, transformers, and other apparatuses essential to utility service which, due to their function, are required to be located above ground shall be screened from view of public rights-of-way. No apparatus or its screening shall be placed in a location that obstructs motorist visibility.
(3)
(a)
Single-family dwellings constructed on lots subdivided prior to the effective date of this article; and
(b)
Agricultural uses that require additional utility service, provided such use is permitted under the terms of Chapter 425.
(c)
Where existing overhead service is located, additional services such as data, lighting, and communications may be attached.
§ 425-51 Environmentally sensitive areas.
A.
Intent. This region is fortunate to be blessed with high quality natural resources; however, as with any natural systems, they are vulnerable to degradation if altered too much. Two categories of environmentally sensitive areas are discussed in this section due not only to their contribution to our unique natural heritage but also because of their relationship with public health and safety: steep slopes, and streams and wetlands. The standards here have been structured to provide straightforward explanation (versus complicated calculations) and flexibility in their implementation. The state's Stormwater Management Act also provides authority as well as allowing limits on earthmoving activities to "minimize the extent of disturbed lands."