No more than one building for residential use may be erected upon a lot in R-1, R-2, R-3H, R-OA and UV districts. In all other districts that permit residential uses, two or more buildings containing permitted dwelling types may be erected upon a single lot provided that, in addition to the regulations applicable in the respective zoning district where such group dwelling project is located, the following general requirements shall also be met:

A single apartment unit in a one-family dwelling as a specified permitted use shall conform to the following:

Persons not exceeding the numbers set forth in the following schedule shall be permitted to reside in one- or two-family dwellings on the condition that adequate off-street parking space is provided on the premises for all vehicles operated or kept by such residents:

Home occupations are permitted in all dwelling units, except one-family dwellings containing a single apartment, subject to the following conditions:

A private garage (including carport) as an accessory building or attached to the main building shall not exceed a capacity as provided in definition, "Garage (Private)," or have a door opening over eight feet in height. When detached from the main building, a private garage shall not include a dwelling.

Student Home. Student Homes are permitted in all zoning districts that allow residential uses pursuant to district regulations applicable for one- and two-family home use. However, in the R-1, R-2, and R-3 zoning districts, student homes are permitted only when all of the following standards are met:

Chicken hens at one-family dwellings. The keeping of chicken hens at one-family dwellings is permitted provided all of the following conditions are met:{35}

A single-family dwelling may be erected or altered on any lot of record in separate ownership from that of any adjacent lots at the effective date of this ordinance which is not of the required minimum area or is of such unusual dimensions that the owner would have difficulty in providing open spaces as required for the district, as a variance when authorized by the Zoning Hearing Board.

The requirements of this ordinance with respect to lot area and lot width shall not be construed to prevent the erection of a single-family dwelling on any lot plotted of record, and held in separate ownership from that of any adjacent vacant lots at the effective date of this ordinance, provided that the yard and setback requirements are complied with.

In the case of irregular-shaped lots, the minimum lot width shall be measured at the required front building line and be maintained for a depth of 30 feet to the rear of the front building line.

Designation of Front Yard on a Corner Lot. All yards abutting a street shall comply with the front yard depth of the zoning district.

No building for dwelling purposes shall be erected on any lot which does not have immediate frontage on a public street or have access to a street as provided in the final plot plan of a subdivision approved by the Planning Commission.

Every required front, side and rear yard shall be open and unobstructed from the ground to the sky, except for planting, or unless provided otherwise under this Zoning Ordinance.

Where a lot is situated between two lots having on each a main building (within 25 feet of its side lot line), the front yard requirements on such lot may be the average depth of the front yards of the existing buildings.

The following structures are permitted to extend into required yards, as set forth:

Enclosure or Rehabilitation of Covered Porches on Historic or Contributing Buildings.

Lot area, width and yards for telecommunications facilities, except for shared use telecommunications antennas, shall be as specified in Section 2001.e, Telecommunications Facilities.

The cumulative area of all building footprints on a lot, including accessory buildings, shall not exceed the following coverage for a given lot's area:

Lot areas 15,000 square feet or smaller = 30%.

Lot areas >15,000 square feet up to and including 25,000 square feet = 4,500 plus 0.05 X number of square feet above 15,000.

Lot areas >25,000 square feet = 20%.

Examples: Building Coverage Calculation

Driveways and off-street parking areas at one- and two-family dwellings, as follows:

Lot area <10,000 square feet: 12%.

Lot area 10,000 to 20,000 square feet: 12% minus 0.4% per 1,000 square feet of lot area above 10,000 square feet.

Lot coverage for lots with square feet area between any two 1,000 square-foot points shall be calculated on the basis of the lower 1,000 square foot area.

[Example: Lot area 16,500 square feet; lot coverage ((0.12 -

(6 x 0.004)) x 16,500 square feet = 0.096 x 16,500 square feet = 1,584 square feet]

Lot area >20,000: 8%.

Rules: The following rules are used in conjunction with the ratio.

Calculation Examples:

Buildings used for the following purposes in R districts may exceed the district's height limit, but are bound to the following maximum heights:

Public school building: 40 feet maximum.

Country club building: as provided for in Section 506.

Elderly housing building: 40 feet maximum.

Height limitations shall not apply to chimneys, church spires, water tanks or necessary mechanical features not occupying more than 1/10 of the roof area, electrical equipment on poles, or telecommunication facilities which are regulated by the height limitations specified in Section 2001.e.

Lot Area. Each elderly housing development shall consist of a minimum of five acres for the total development and a maximum density of 5,000 square feet of lot area per dwelling unit. The amount of land used for medical clinics, nursing and convalescent homes may be used to achieve the five-acre minimum for the development but may not be used for purposes of calculating maximum residential densities.

Minimum lot width: 300 feet.

Minimum Yard Depth. Minimum front, side and rear yard depths shall be as required in Section 502 of this chapter, except that yard depths for row dwellings, medical clinics, nursing and convalescent homes shall be as follows:

Front yard depth: 40 feet.

Side yard depth: 40 feet.

Rear yard depth: 40 feet.

All structures in excess of 25 feet in height shall be set back a minimum distance of 80 feet from all property lines not abutting a street. For side and rear lot boundaries which abut properties in zoning districts other than R-1 and R-2, the side and/or rear yard depths specified above are reduced to those applicable in the abutting district.

Management. All dwelling units, medical clinics, nursing and convalescent homes within the elderly housing development shall be jointly managed by an individual, firm, partnership or corporate entity.

Age Restrictions. Residence in the elderly housing development shall be limited to those persons aged 62 and over and their spouses.

Distance Between Developments. No point on the boundary of an elderly housing development in this district may be closer than 2,000 feet from the nearest point of the boundary of any other elderly housing development located in an R-1 or R-2 district.

Buffer Yards. Buffered screening, consisting of plantings, earth mounds and/or decorative fences and walls shall be planted, installed and maintained near the boundary lines of the elderly housing development to form a sight restrictive screen of all structures from adjacent residential lots or undeveloped lots zoned R-1 or R-2.

Vehicular Access. Irrespective of provisions specified in Section 2406 of this chapter, vehicular access shall be designed to avoid directing traffic through adjacent residential areas. All elderly housing developments shall abut an arterial street.

Nuisances. Additional requirements may be imposed by Council to minimize nuisances caused by excessive noise, glare, smoke or vibration or to promote traffic safety.

Lot area: 15 acres.

Lot width: sufficient to meet required yards.

Yard Depth:

Clubhouse: 40 feet, except that one extra foot in height is permitted provided two additional feet of setback is provided for each additional foot of height with a maximum building height of 50 feet.

All other buildings: one story, not to exceed 20 feet.

Screening shall be provided by a continuous view-restrictive screen at least six feet in height designed to obscure the view of buildings and other facilities from residential zoning districts and uses.

The screen's length shall be comprised of trees, shrubs or a combination thereof. A minimum of 50% of the screen's length shall be of evergreen plant material. A minimum of two canopy trees shall be planted for each 100 feet of screen length. All plant material shall be six feet in height at time of planting and placed to provide view restriction. Walls, earth mounds and fences (or a combination thereof) may be included with the plant material to complement and provide variety to the screen but may not be exclusively used for screening. Special consideration shall be given to form, color, texture, density, growth habits and maintenance requirements. Grass or other living ground cover shall be planted, mulched and maintained on all portions of the landscaped screen not occupied by other landscaped material. All required plant material which dies shall be replaced.

Existing vegetation and/or natural features may be used to meet buffer yard requirements, provided the location and composition of existing plant materials and/or natural features will result in screening that meets the requirements of this section. The requirement that 50% of the screen's length be comprised of evergreen plant material shall only apply to newly installed plant material whether at the time of initial installation or installation to replace required plant material that has died.

If located more than 10 feet from the building or other facility being screened, the lateral dimension of the screening shall include the facility being screened plus 100 feet from the ends of all sides of the facility.

If located less than 10 feet from the building or other facility being screened, the lateral dimension of the screening shall include the facility being screened plus 25 feet from the ends of all sides of the facility.

Lights at facilities listed in Subsection 506.a(3)(b) and at any driving range or golf course shall not be used between the hours of 11:00 p.m. and 6:00 a.m., prevailing time.

All exterior lighting for Country Club installations shall comply with Part K of this chapter.

Conversion of existing fraternity houses to:

Hospital or Clinic.

Highway Transitional Uses.

Conversion of existing State College Area School District buildings to:

The cumulative area of all building footprints on a lot, including accessory buildings, shall not exceed the following coverage for a given lot's area:

Lot areas 15,000 square feet or smaller = 30%.

Lot areas >15,000 square feet up to and including 25,000 square feet = 4,500 plus 0.05 X number of square feet above 15,000.

Lot areas >25,000 square feet = 20%.

Public schools: 30%.

Examples: Building Coverage Calculation.

Driveways and off-street parking areas at one- and two-family dwellings, as follows:

Lot area <10,000 square feet: 12%.

Lot area 10,000 to 20,000 square feet: 12% minus 0.4% per 1,000 square feet of lot area above 10,000 square feet.

Lot coverage for lots with square feet area between any two 1,000 square-foot points shall be calculated on the basis of the lower 1,000 square foot area.

[Example: Lot area 16,500 square feet; lot coverage ((0.12 -

(6 x 0.004)) x 16,500 square feet = 0.096 x 16,500 square feet = 1,584 square feet]

Lot area >20,000: 8%.

Rules: The following rules are used in conjunction with the ratio.

Calculation Examples:

Conversion of Existing Fraternity Houses.

Purpose: Many of the Borough's existing fraternity houses are located in a zoning district where their use is nonconforming. Additionally, most existing nonconforming fraternity houses are contributing buildings to the underlying historic district. Should their fraternity use be discontinued, the uses to which the building could be converted are limited and not well suited for insuring the continued maintenance and preservation of these large and attractive buildings. Maintaining their continued presence and viability best serves the public interest because these buildings are beneficial to the stability and character of the neighborhood, and they contribute greatly to the architectural theme of the underlying historic district. Accordingly, this special exception provision is intended to expand the types of uses otherwise permitted in these buildings, thereby fostering their adaptive reuse and preservation. To qualify for this special exception, the building must be (1) a contributing building to the underlying historic district and (2) its fraternity use must be nonconforming. Existing fraternity houses meeting both of these criteria may be converted to the following uses subject to the terms and conditions set forth herein:

Demolition and Replacement, Expansion, and Use of Vacant Lots for Fraternity Buildings, as a Special Exception.

Conversion of such fraternity houses shall be made only after the Zoning Hearing Board finds that the following standards and criteria have been met:

Exterior alterations and additions to the building shall be limited so that the ground area coverage of the building shall not be increased more than 20%. Such proposed alterations shall be reviewed by both the State College DRB (first) and the State College Planning Commission (second) and their recommendations shall be made in writing to the Zoning Hearing Board, which shall consider such recommendations and may require reasonable changes in such proposed alterations as a condition in granting of such special exception.

Repair and maintenance work on such building exterior, which does not alter the design or appearance of such building, shall not be considered a proposed alteration and shall not require review and recommendation by the two agencies set forth hereinabove.

Repair and maintenance work on such building exterior, which does not alter the design or appearance of such building, shall not be considered a proposed alteration and shall not require review and recommendation by the two agencies set forth hereinabove.

Any applicant for a special exception hereunder may submit plans showing such proposed alterations to the Planning Commission and the DRB and obtain such recommendations required hereunder before making application for such special exception; or, if not, after the application for such special exception is filed, such plans shall immediately be referred to the Planning Commission and DRB for such review and recommendation by the Borough Zoning Officer, and such written recommendations shall be transmitted by the two agencies to the Zoning Hearing Board within 30 days thereafter.

All motor vehicle parking areas shall be confined to the rear yard and such areas shall not occupy more than 35% of the lot area; provided, however, that parking areas in existence prior to the conversion of such building may be permitted to continue in use, provided such parking areas do not constitute a safety hazard.

If a sign is desired for use after conversion, one sign may be approved subject to the following conditions:

The appearance and location of such sign shall be approved by the State College DRB and such approval given, in writing, to the Zoning Hearing Board. The procedures set forth herein for exterior alteration proposals shall govern the approval required herein. In addition, any such sign shall not exceed 12 square feet in area; shall be restricted to name and address and type of business; and shall not include commercial advertising of products.

An existing fraternity house within the R-2 district may be demolished and replaced with another fraternity house or may be enlarged, as a special exception subject to approval by the Zoning Hearing Board. The State College Planning Commission shall be afforded an opportunity to review such applications and may make a written recommendation to the Zoning Hearing Board about the appropriateness of the building's architectural design and site layout and about impacts on public safety, health or welfare. The Zoning Hearing Board shall consider such recommendations and may require reasonable changes in the application as conditions on granting such special exception.

New construction of fraternities or expansion of existing fraternities within the R2 zone shall be subject to all the provisions of the R2 zoning district, except for side yard depth, which shall be 20 feet. Expansion of an existing fraternity house or construction of a new fraternity house shall not be allowed on any adjacent land held as a separate lot of record and under separate ownership from the fraternity house lot at the time when the land's zoning designation became R2. Any vacant lot of record owned by a fraternity corporation at the time the land's zoning designation became R2, may be used for the construction of a new fraternity house.

Location. Highway transitional uses are permitted only on properties abutting the below-listed streets, provided vehicular access is available through an existing alley:

Uses Permitted. Offices for lawyer, accountant, architect, engineer, minister, governmental, insurance, real estate, brokerage and all other offices which are similar to the listed uses in function, traffic generating and attraction capacities, except that medical and related offices of chiropody, chiropractic, clinical psychologist, dentistry, medical optical, optometric and osteopathic offices and other client care providers are specifically excluded.

Drive-in or motor-vehicle-oriented business uses are prohibited as a main or accessory use.

Area and Bulk. Lot area and width, yards and height restrictions shall be the same as those for single-family dwellings for the district within which the special exception is requested. Nonconforming lots and structures which fail to meet the applicable area and bulk requirements may be used for the uses permitted above as special exceptions, provided such non- conformities are not increased and that other provisions of this section are met.

Design Criteria.

Plan Review. All applications for a highway transitional use shall be submitted to the Planning Commission for its review and recommendation to the Zoning Hearing Board. Any report by the Planning Commission to the Zoning Hearing Board may also include suggestions by the Commission for modification to the development plan. Plans shall be submitted in the form required by Section 305 of this chapter.

In reaching a determination on a specific proposal for a highway transitional use, the Zoning Hearing Board may exercise every precaution to ensure that the use shall not create a nuisance by reason of smoke, odor, glare, noise, vibration, radio or television interference off the site.

Vehicular Access. Vehicular access for the following school buildings shall be restricted to the following streets:

Required Off-Street Parking. Except as provided for in this section, required off- street parking shall be provided in accordance with Part H of the Zoning Ordinance.

Buffer Yards. Buffer yards, as specified herein, are required when a school building located on a site adjacent to an R-1, R-2, R-3 or R-3B district is converted to one or more of the uses permitted under this special exception.

All building faces and parking areas, except those fronting public rights-of-way, whether in existence at the time of the adoption of this ordinance or developed subsequently, shall be screened from view from abutting residential zoning districts, as provided for in Subsections 606.e(3)(i), (ii) and (iii) below, as applicable:

Signs. One ground pole sign is permitted on each property. Such sign shall not exceed 12 square feet per sign face. No part of the sign or any supporting structure may exceed six feet in height. The base area of all ground pole signs shall be landscaped with shrubs and other living plant material.

Roof signs and projecting signs are prohibited.

Wall signs, other than directory signs or building name signs, are prohibited. Such wall signs may not exceed 25 square feet per directory sign. No more than one directory sign is permitted per building entrance.

Internally illuminated signs are prohibited.

Building Expansion. Any existing school building(s) converted to a non-school use, as provided for herein, may be expanded by up to 20% of the existing gross floor area at the time of the initial conversion to a non-school use subject to the following conditions:

Configuration. Housing for the elderly or disabled may be configured as one-family dwellings, two-family dwellings, multiple-family dwellings, row dwellings or any combination thereof, as defined in Part B of this chapter.

Lot Area. The minimum lot area for housing for the elderly and/or disabled shall be 4,000 square feet of lot area per dwelling unit.

Land Development Plan Review. Prior to review by the Zoning Hearing Board, all applications for a special exception for the conversion of an existing school building shall be submitted to the Planning Commission and Design Review Board, as specified in Section 305 of the Zoning Ordinance. In making its report to the Zoning Hearing Board on the application, the Planning Commission may also include suggestions for modifications of the land development plan.

Lot Area. Each elderly housing development shall consist of a minimum of five acres for the total development and a maximum density of 4,000 square feet of lot area per dwelling unit. The amount of land used for medical clinics, nursing and convalescent homes may be used to achieve the five-acre minimum for the development but may not be used for purposes of calculating maximum residential densities.

Minimum lot width: 300 feet.

Minimum Yard Depth. Minimum front, side and rear yard depths shall be as required in Section 602 of this chapter, except that yard depths for row dwellings, medical clinics, nursing and convalescent homes shall be as follows:

Front yard depth: 40 feet.

Side yard depth: 40 feet.

Rear yard depth: 30 feet.

All structures in excess of 25 feet in height shall be set back a minimum distance of 80 feet from all property lines not abutting a street. For side and rear lot boundaries which abut properties in zoning districts other than R-1 and R-2, the required side and/or rear yard depths specified above are reduced to those applicable in the abutting district.

Provide uses, in addition to the base zoning, that can function well in busy urbanized areas.

Provide for adaptive reuse of these structures without changing their character, physical appearance or compatibility with adjoining residential uses.

Provide a buffer between established residential neighborhoods and the designated areas thereby insulating these neighborhoods from the detrimental effects of high traffic volumes, congestion and noise.

East Beaver Avenue (south side), Hetzel Street to the eastern dead end of Beaver Avenue;

and as permitted in the R-3H zone.

Properties within the Mixed-Use Overlay District that do not meet the criteria established in this section may not be used for the uses listed in Subsection d. below.

Criteria for Arterial Access. Direct access to an arterial street from a proposed Mixed-Use Overlay District use is permitted only if the following conditions are met:

Criteria for Secondary Arterial, Collector or Local Street Access. Direct access to a secondary arterial, collector or local street from a proposed Mixed-Use Overlay District use is permitted only if the following conditions are met:

Criteria for Alley Access. Direct access to an alley from a proposed Mixed-Use Overlay District use is permitted only if the following conditions are met:

Required yards, lot coverage, open space, building height, building size, number of buildings, design prohibitions, and historic preservation, shall comply with the regulations applicable for the base zoning district within which the parcel is located, provided that no building used for a mixed use overlay shall contain more than 2,500 square feet of gross floor area per floor. Existing buildings converted to an overlay use may be expanded provided such expansion does not exceed 2,500 square feet in gross floor area per floor.

When an existing residence is converted to a nonresidential use or to a mixed use, no exterior alterations or additions which change the residential character of the building by use of colors, materials, design or lighting shall be permitted.

When a side or rear yard of an overlay use abuts a residential lot or a public alley, the abutting yard shall be buffered with a view-restrictive screen at least six feet in height, consisting of plantings, decorative walls or any combination therein. All plant material shall be at least six feet in height at time of planting. Areas of a lot abutting an alley used for parking as provided for in Section 2406.b.(11) of this chapter are exempt from this requirement and shall be comply with the provisions of Section 2406.b.(11).

Untextured concrete block or other untextured veneers.

Main roofs, dormer roofs or stair tower roofs with less than 4/12 pitch. (Porch roofs are excluded and may have less than 4/12 pitch.)

Curved main, dormer or stair tower roofs.

First-floor levels and basement exposures of street front buildings that are unaligned by more than 50% from the average first floor levels and basement exposures of adjacent buildings (two on each side) along the street. See illustration, which follows, for example.

Unpainted/unstained stair towers.

Corrugated plastic roof materials covering outside stairways.

For lots 20,000 square feet or less in area, the total number of employees allowed per building shall not exceed the lesser of one employee per 250 gross square feet of floor area or 20 employees.

For lots with an area greater than 20,000 square feet, containing a single building on June 18, 2007, the time of the adoption of this ordinance, an additional five employees are permitted providing the total number of employees does not exceed one employee per 250 square feet of gross floor area.

Employment limitations shall apply to all full-time and part-time persons (including owners and partners) working in the building at any given time or during any work shift.

Approved nonresidential uses may be open to the public for business only between the hours of 8:00 a.m. and 9:00 p.m.

The provisions of Chapter XV providing for signs in residential districts are modified to the extent that signs displayed for overlay uses shall be subject to the following:

All business activity on the site shall be conducted only within the building on the site. Any outdoor storage of business materials or supplies is prohibited.

For all residential uses, the number of parking spaces shall equal but not exceed the minimum number required in Section 2403. All parking for residential uses shall be located on the same lot as the use served.

For nonresidential uses one parking space is required for each 500 square feet of gross floor area for medical and related offices and one parking space is required for each 600 square feet of gross floor area for all other permitted nonresidential uses.

All required parking for approved nonresidential uses shall be located on site up to the extent that 50% of the area of the lot remains as open space. Parking areas, in combination with the lot coverage by all buildings on the lot, shall not exceed 50% of the area of the lot. Additional required parking spaces shall be located off-site as provided for in Subsection (4) below. Together, the total number of on-site and off-site parking spaces shall equal or exceed the amount of parking required for all uses on the lot.

Parking on public streets and alleys shall not be used to meet any or all of the parking requirement.

Off-site parking spaces shall be located within 1200 feet of the building containing the office use. Spaces may include private or public off-street parking areas provided that such off-street parking area is a lawful primary use in the zoning district where it is located. All off-site parking shall be and shall remain under the control of the owner or operator of the use which the off-site parking is intended to serve. On approval of a land development plan which relies on off-site parking to provide all or a portion of the required parking, the owner or operator of the said use shall execute and, where appropriate, record, in the Office of the Recorder of Deeds of Centre County, an appropriate covenant, deed, lease or other binding agreement that guarantees the availability of the off-site parking for the use or uses it is intended to serve. Said covenant, deed, lease or other binding agreement shall be approved by the Planning Department and noted on the land development plan prior to the recording of said land development plan.

Existing on-site parking may be used to meet required parking for office uses, but shall be brought into conformity with current access and design standards as specified in this section and Chapter.

Driveway and off-street parking area lot coverage maximums established for one- and two-family uses in R-2 and R-3H zoning districts shall not apply to properties required to comply with the 50% maximum lot coverage rule cited in (3) above.

Mixed use overlay uses shall not be eligible for the parking reduction conditional use as provided in Section 2403.(b).

Child Day-care center.

(Reserved){80}

Family Day Care Home.

Private Academic School and Religious School.

Bed-and-breakfast Establishments.

Purpose And Concept. This provision is intended to help meet the growing demand for elderly housing in the Borough through the creation of planned elderly housing developments. It modifies use, lot area, width, and yard requirements otherwise applicable to the district, establishes additional design controls, requires unified planning and management of each development and provides for Zoning Hearing Board approval as a special exception following site plan review. Elderly housing developments shall be planned, designed and managed as integrated projects.

Use. In addition to the uses permitted in Section 701 of this chapter, elderly housing developments may consist of the following: multiple-family dwellings, including row dwellings not exceeding six units in any one direction; and medical clinics, nursing and convalescent homes for use by residents of the development only. Personal care and congregate meals may be provided within the building types permitted above.

Lot Area, Width And Yards.

Height. The maximum height of structures permitted for elderly housing developments shall be as specified for multiple-family dwellings in the zoning district in which the elderly housing development is proposed to be located.

Parking Requirements. Parking requirements shall be as specified in Section H of this chapter.

Additional Requirements:

Administrative Review. All applications for a zoning permit under provisions of this option must receive approval by the Zoning Hearing Board as a special exception following procedures specified in Section 606 of this chapter, except that site plan requirements shall be those specified in Section 305 of this chapter. Construction of dwelling units in an elderly housing development may be phased over time in accordance with an overall plan and timetable approved by the Zoning Hearing Board, provided that at least half of all dwelling units shall be constructed prior to or concurrent with other uses permitted within elderly housing developments. All proposed changes to an approved site plan shall comply with the review procedures established herein as though such changes were a new site plan.

The number of guest rooms shall not exceed six on any individual lot;

Accessory buildings and detached garages used as one or more of the allowed guest rooms shall not contain cooking facilities;

The length of stay per guest shall be limited to 14 days per sixty-day period;

Off-street parking shall conform to the following:

If the building proposed for use as a Bed-and-breakfast Establishment is located in a National Register Historic District, all external maintenance, repair, alterations or additions shall follow the Secretary of the Interior's guidelines on altering or rehabilitating historic buildings and structures.

One sign, permitted on each lot used for a Bed-and-breakfast Establishment, shall:

Meals for compensation may be provided only to guests of the Bed-and-breakfast establishment. If meals other than breakfast or complimentary snacks are served, the owner must obtain any necessary permits from the State College Health Department.

Lot area, lot width, setbacks, lot coverage and height shall comply with the standards for a one-family dwelling, except that any structure in existence at the effective date of this ordinance which does not conform to minimum setback and height requirements may be used for a Bed-and-breakfast Establishment provided all other requirements are met.

The owner or manager shall maintain his or her primary residence on the premises.

Child Day-care center.

Nursing or Convalescent Home.

(Reserved){160}

Family Day Care Home.

Private Academic School and Religious School

For buildings higher than 30 feet, both the side and rear yard shall be increased three inches for each foot of building height above 30 feet.

For buildings where any wall facing a side or rear yard is over 50 feet in length, the respective side or rear yard, as the case may be, shall be increased an additional 1.5 inches for each foot of building wall length over 50 feet.

For buildings that are both higher than 30 feet and have a wall over 50 feet in length facing any side or rear yard, both the side and rear yard shall be increased three inches for each foot of building height above 30 feet plus the respective side or rear yard where a facing wall is over 50 feet in length shall be increased an additional 1.5 inches for each foot of building wall length over 50 feet.

Office and Mixed Uses, as provided in Section 965.

Buildings and Structures. Thirty percent of a lot may be covered by buildings (includes main and accessory) and other structures.

Parking. Maximum lot coverage for driveways and surface off-street parking areas for all . . .

One-family dwellings: 15%.

Two-family dwellings: 20%.

Other uses: 30%.

Not exceed three square feet per sign face;

Have no internal illumination;

Be constructed of wood, stone, brass, ceramic or wrought iron; and

If configured as a ground pole sign, not exceed six feet in height at its highest point, including all parts, braces and supports.

Permitted Location:

Vehicular Access. The R-3H zoning district has an extensive system of paved public alleys that provide vehicular access to many lots within the district. Maintaining vehicular access from these alleys, rather than from streets, is desirable. Hence, the descending order of the access classifications, as provided in Section 609.c., is reversed for the R-3H district. Site access shall first be from an alley provided that the criteria for alley access (Section 606.d(2)(c) of this chapter are met. When alley access criteria cannot be met, access shall be provided from the next access classification, in descending order, where the access criteria can be met. Access classifications in descending order for the R-3H zoning district are as follows: alley, local street, collector street, secondary arterial street and arterial street. Access criteria for streets are the same as those provided for in Section 609.c.

Permitted Location:

Vehicular Access. The R-3H zoning district has an extensive system of paved public alleys that provide vehicular access to many lots within the district. Maintaining vehicular access from these alleys, rather than from streets, is desirable. Site access shall first be from an alley provided that the criteria for alley access of this section are met. When alley access criteria cannot be met, access shall be provided from the next access classification, in descending order, where the access criteria can be met. Access classifications in descending order for the R-3H zoning district are as follows: alley, local street, collector street, secondary arterial street and arterial street.

Uses Permitted. Offices for medical doctor, chiropodist, chiropractor, psychologist, psychiatrist, dentist, optician, optometrist, osteopath, lawyer, accountant, architect, engineer, ministry, governmental, insurance, real estate, brokerage and all other offices which are similar to the listed uses in function, traffic generation and attraction capacities.

Drive-in or motor-vehicle-oriented business uses are prohibited.

Mixed use of residential (as permitted in the Zoning District) and office (as permitted in the Overlay District) are allowed.

Lot Area and Width. The minimum lot area and width shall be the same as that for one-family dwellings under the base zoning district where the special exception is requested. Nonconforming lots containing existing residential buildings may be used for overlay uses provided all other provisions of this section are met.

Use of Nonconforming Buildings. Any residential building in existence at the effective date of this ordinance that does not conform with building setbacks or building size or building height may be used for overlay use provided that the nonconformity is not expanded or increased and that all other requirements are met.

Design Criteria.

Parking. Except as provided for below, all off-street parking areas, including driveways and aisles, shall be designed and constructed in compliance with the provisions of Part H of this chapter and the number of spaces required for all uses located on the lot shall comply with the provisions of Section 2403 of Part H of this chapter. Off-street parking spaces provided on-site are permitted only as an accessory use incidental to and subordinate to the primary use. As such, on-site parking spaces shall be used only to serve the parking needs of the property's residents or the customers and employees of the overlay use.

Lighting. All exterior lighting for mixed-use overlay installations shall comply with Part K of this chapter.

Plan Review. All applications for an overlay use shall be submitted to the Planning Commission for its review and recommendation to the Zoning Hearing Board. Any report by the Planning Commission to the Zoning Hearing Board may also include suggestions by the Commission for modification to the development plan. Plans shall be submitted in the form required by Section 305 of this chapter.

In reaching a determination on a specific proposal for an overlay use, the Zoning Hearing Board may exercise every precaution to ensure that the use shall not create a nuisance by reason of smoke, odor, glare, light trespass, noise, vibration, radio or television interference off the site.

Club or Community Center (except those operated for commercial gain).

Funeral Home.

Housing for Elderly Persons.

Professional Office.

School for Dance and/or Music Instruction.

The area west of South Atherton Street, bounded on the south and west by lands of the municipality and State College Area School District and on the north by lands zoned Planned Commercial 2.{212}

The topographic relationship between the site and surrounding area shall be accurately represented on a model included with the required land development plan. This model must show the proposed building and all existing and proposed buildings within 200 feet of the perimeter of the site. This model may be two-dimensional or three-dimensional or employ some type of computer or other video imaging technology. This model must show shadow effect created by proposed building.

Open space and screening by planting shrubs and trees. A minimum of 15% of all sites shall be preserved as open space. These open space areas shall be maintained in landscaped material or other materials deemed appropriate by the Planning Commission in consultation with the Design Review Board. Open space shall be readily accessible to the public, including persons with physical or visual impairments. Appropriate signing designating the area as public open space must be located at all entrances to the open space. Such signing shall include the name of the party responsible for maintenance and the telephone number at which this party can be reached during normal business hours. Open space shall be designed for use by people as opposed to serving as a setting for the building. Open space must provide opportunity for penetration by sunlight. The applicant and any successor in title to the property shall maintain this area.

Building design shall include modulation of building walls and roof treatments and use of patterned building materials.

Traffic and pedestrian circulation and parking features. Pedestrian amenities such as seating and additional public sidewalk width shall be encouraged. Except for driveways, as permitted under Part H of this chapter, all required parking placed on the site shall be subsurface or located within the building(s) or structure(s).

Internal parking shall be located such that building street and alley faces shall be used for retail or other active uses. Except for driveways, as permitted under Part H of this chapter, a minimum of 50% of all street- and alley-level walls shall be constructed of transparent material.

Front yard setback shall be increased by one foot for every three feet of height above 65 feet.

In no case shall any building or structure be permitted to exceed 85 feet in height.

Within the Central Business District, all building street and alley frontages shall be devoted to pedestrian-oriented uses. Pedestrian-oriented uses are typically sidewalk-oriented and physically and visually accessible by pedestrians from the sidewalk. Uses which compose pedestrian-oriented uses include, but are not limited to, specialty retail, personal service shops, department stores, hardware stores, apparel stores, restaurants and theaters. Retail banking offices may occupy up to 25% of the street frontage of any building. Banks (other than retail banking offices) and financial institutions are not pedestrian-oriented uses. The applicant and any successor in title to the property shall maintain pedestrian-oriented uses in all building street and alley frontages.

Other conditions deemed relevant by the Board.

Such home is not located between existing dwellings on the same block.

There shall be no receiving vault, preparation room or display of merchandise or advertising visible from outside the main accessory building.

All loading of merchandise, bodies of deceased persons, shall be completely on the premises.

An off-street emergency ambulance entrance shall be provided.

At least one elevator in such building over three stories in height shall be at least seven feet in one horizontal direction.

Side yard setbacks of such residential buildings may be less than otherwise required if such reduction will permit a more logical siting of the buildings on the lot; will overcome topographical limitations of the lot; will better utilize the shape of the lot; will avoid conflicts with utilities; or will permit the preservation of trees and natural features of the lot.

Reduction of side yard setbacks shall not be allowed if it will provide a building coverage on the lot greater than that which could be obtained without such side yard reduction. A minimum side yard setback of 10 feet shall be required.

No residential building designed for use as housing for the elderly shall exceed 65 feet in height.

The architectural design of the structure and the landscaping of the area shall be in keeping with the character of the surroundings.

Such office shall have a lot area of not less than 2,500 square feet for each 500 square feet so used for office purposes.

(Reserved){240}

Preservation and reuse of the existing stock of buildings, many of which exemplify periods of the early development of State College;

Mixtures of moderate-density residential and office uses;

Location of office uses in areas served by arterial or collector streets to minimize the impact of traffic on residential areas; and,

New construction that maintains the scale of its surrounding environment.

Any use permitted in the R-3 district.

Boarding House and Rooming House.

Tourist Home.

Offices (including medical and related offices of chiropody, chiropractic, dentistry, medical optical, optometric, osteopathic, and offices for lawyer, accountant, architect, engineer, minister, governmental, insurance, real estate, brokerage and all other offices which are similar to the listed uses in function, traffic-generating and attraction capacities). No uses shall be allowed that creates a nuisance due to noise, glare, smoke, vibration or other nuisance factors to the residential/office character of the district.

Special exceptions permitted by the Zoning Hearing Board (as prescribed in Section 606 of this chapter), including:

Residential-Office Overlay (R-OO).

Facilitate redevelopment of underutilized lots and nonconforming structures.

Address the unique nature of lots that are adjacent to multifamily dwellings and fraternities.

Allow for new construction that does not detract from the scale of its surrounding environment.

Expand uses in this overlay while providing a transitional step down in building height between higher density residential allowed on the North and lower density allowed on the South and allowing the same commercial uses on both sides of Beaver Avenue.

Allow for incentives to increase building height, reduce the front yard setback, and reduce the amount of required open space.

Mixed-use.

Commercial uses as permitted in the CID (except Motor Vehicle Oriented Businesses and Adult Businesses).

Community Center.

Residential uses are prohibited anywhere on the building's ground floor along Beaver Avenue.

Parking is not allowed within the first 20 feet of the building's ground floor area facing Beaver Avenue.

All Structures: 20 feet measured from the face of the curb of the fronting street.

A minimum of 30% of a lot's area shall be maintained as open space.

The minimum open space may be reduced to 15% of a lot's area if any of the incentives described in Section 1107.1 is utilized.

The purpose of the four incentives provided in Table 1 below is to allow for additional building height in return for the developer providing one (or more) of the incentives. Up to two stories, not to exceed 20 feet above the base height in the overlay (four stories, 45 feet) may be added according to the following standards:

A minimum of one incentive: one additional story.

A minimum of three incentives: two additional stories.

Description of Incentives: The three incentives in Table 1 are described in detail below. In order for the incentive to qualify for the bonus, the incentive shall meet or exceed the criteria described below.

Not exceed three square feet per sign face;

Have no internal illumination;

Be constructed of wood, stone, brass, ceramic or wrought iron;

If configured as a ground pole sign, not exceed six feet in height at its highest point, including all parts, braces, and supports;

Maximum permitted density, based upon the FAR specified for the subdistrict.

Maximum impervious coverage.

Maximum building height.

Perimeter setback, where the subdistrict includes a district boundary.

Landscaping and buffering within the perimeter setback.

Open space requirements for the subdistrict.

The perimeter setback shall not be less than the largest front yard setback of the adjoining zoning district.

Surface parking areas may be located within perimeter setbacks subject to the requirements of Section 1217.d.

The maximum height of all structures within 250 feet of the boundary of the UPD District shall be the maximum height permitted in the adjoining zoning district. Height in the remaining area of each subdistrict shall be established in the District Plan. Beyond 250 feet from the boundary of the UPD, the maximum height requirement shall not apply to barns, silos, penthouses, chimneys, steeples, flagpoles, masts and aerials, monuments, radio and television transmission towers, smoke stacks, utility poles and towers, ventilators, water tanks, windmills, elevator shafts and other similar structures.

No less than 40% of the total UPD shall be maintained as open space. One or more subdistricts may contain a smaller percentage of open space, so long as the total open space throughout the District conforms to the amount specified herein, and provided that no subdistrict shall have less than 20% open space. Each subdistrict narrative shall specify the minimum open space for that subdistrict. Open space may consist of the following:

Landscaping and buffering within a perimeter setback shall comply with requirements of Section 1217, A Landscaping and Buffering.

Types of signs permitted include monument, wall, directional, traffic regulatory and warning, and other incidental signs. Ground Pole (except when used as directional or traffic regulatory and warning signs) and roof signs are prohibited. Commercial advertising is prohibited on signs located within 50 feet of the edge of the right-of-way along a public road or within the perimeter setback in other areas.

Monument Signs:

Wall Signs:

Directional Signs:

Traffic Regulatory and Warning Signs:

Incidental Signs:

Event Signs:

Historical markers.

Construction project signs for a period not to exceed one month before commencement of the project to one month after its completion.

Banners, provided such banners are approved by the appropriate University official.

Temporary signs, except event signs as defined herein, announcing a special event or activity unless prohibited under Section 1210.e and provided such temporary signs are approved by the appropriate University official.

Scoreboards which are erected at facilities permitted under the provisions of this Ordinance.

A sign permit must be issued by the Sign Officer of the municipality in which the sign will be located prior to the erection of any monument, wall, event or directional sign located within 50 feet of the edge of the right-of-way along a public road or within the perimeter setback in other areas.

Applications for a sign permit shall be made on a form provided by the sign officer of the municipality in which the sign will be located.

Sign permits are valid until the sign is replaced, remodeled, or structurally altered, in which case a new permit shall be required.

A fee shall be required for each sign permit based on the applicable municipal fee schedule.

The applicant is responsible for obtaining any electrical, building, or other permit required by Centre Region Code Administration, the Pennsylvania Department of Transportation or other regulatory agency.

Requests for a special exception or variance to the requirements of this section shall follow the procedures and standards set forth in the Sign Ordinance of the municipality in which the proposed sign would be located.

Beacons or searchlights (except when used in conjunction with operations at University Park Airport).

Signs which incorporate any continuously flashing or moving illumination or message boards, or with illumination which varies in intensity or which varies in color, and signs which have any visible moving part, revolving parts, or visible mechanical movement, or other apparent visible continuous movement achieved by electrical pulsations or by actions of normal wind currents, except when not visible from motor vehicles traveling on any public roads or event signs as permitted under Section 1210.c(7).

Inflatable signs or movable signs, except when not visible from motor vehicles traveling on any public road.

Tethered balloons or other tethered signs, except when not visible from motor vehicles traveling on any public road and provided such tethered balloons or signs do not create any hazard for the operation of any aircraft, hot air balloon, or dirigible.

Signs which, by reason of size, location, or illumination, obstruct the vision of drivers, either when leaving a public road, or when entering a public road from any other street or driveway, or obstructs or detracts from the visibility or effectiveness of any traffic sign or control device on a public road.

Notwithstanding Sections 1210.a through e, independent third-party land development and uses in the UPD shall comply with the requirements of the Borough of State College's sign regulations.

A UPD Subdistrict Map, delineating proposed subdistricts.

A written narrative, specifying the standards required by Sections 1206 and 1207 of this chapter.

The Parking Projections Report, required by Section 1208.d of this chapter.

The District Plan Transportation Study, required by Section 1209 of this chapter.

University Street and Parking Standards, as required by Sections 1214 and 1216 of this chapter.

Fourteen copies of an application for approval of a UPD District Plan shall be submitted to the municipality subject to payment of any fees; if applicable. Upon receipt of the application, one copy of the application shall be submitted to the CRPC.

The application shall be referred to the Planning Commission for review and recommendation.

The governing body shall hold a public hearing, after public notice on the application, and shall approve, approve subject to conditions, or deny the application within 45 days of the close of the hearing on the application, unless the time for such action is extended by approval of the applicant. If the governing body approves the application subject to conditions, the governing body shall send notice of such approval with conditions to the applicant by certified mail within 15 days of action by the governing body. The applicant shall give written notice of acceptance or rejection of the conditions within 30 days of the date of such approval. If the applicant rejects the conditions, the application shall be deemed to be denied as of the date of the rejection of conditions.

An application for approval of the UPD District Plan may be denied if:

An approved UPD District Plan shall govern the use and development of land within the UPD District. The terms of such approved UPD District Plan shall be deemed enforceable to the same extent as if set forth in this chapter. The issuance of zoning permits, building permits, sign permits, temporary use permits, or any other required permits shall be governed by the requirements of the applicable municipality, except (where specific provisions of this chapter apply).

Upon approval of the UPD District Plan, a zoning permit shall be required for:

Upon approval of the UPD District Plan a land development plan shall be required for:

The municipality may amend the District Plan upon a finding, following a public hearing with notice to the landowner and public notice, that:

A proposed amendment to the District Plan shall be referred to the Planning Commission and the CRPC for review and recommendation. The governing body shall hold a public hearing after public notice on the proposed amendment.

Public Streets. Public streets within the UPD, that are to be dedicated to the municipality for public use, shall be classified according to the standards in effect in the Borough of State College Subdivision and Land Development Ordinance on the date of land development plan submission.

University. All streets within the UPD which are not dedicated for public use shall be university streets. Classification of types of university streets if necessary, shall be those set forth in the UPD District Plan.

Dedication. Dedication of streets to the municipality for public use shall be required whenever land development results in construction of a street which, at the time of construction, provides the sole access to more than four lots outside the UPD boundary.

Public Street Standards. All streets required or proposed to be dedicated to the municipality shall be designed and constructed to the standards for public streets as specified in the Borough of State College's Subdivision and Land Development Ordinance.

University Street Standards. University streets shall be designed and constructed to facilitate the safe and convenient movement of traffic. Appropriate construction standards, such as the width of cartways, use of curb and gutter, radii, length of culs-de-sac and paving specifications, shall be those standards set forth in the UPD District Plan.

Optional Dedication. When a road has been designed and constructed to the standards set forth in Subsection 1214.b(2) above, it may be offered to the municipality for dedication.

Location. The streets required for any land development in the UPD, whether public or University, shall be coordinated with existing, proposed, and anticipated streets outside the UPD or portion of the UPD being developed. The location of all public streets shall conform to the Official Map or Comprehensive Plan of the Borough of State College.

Safety. Street connections shall occur in safe and convenient locations.

Connections to Existing Streets or Neighborhoods. Connections between public and university streets shall be consistent with the Borough of State College's Official Map, Comprehensive Plan of the Borough of State College and the approved District Plan.

Safety. All land development shall have access sufficient to afford reasonable ingress and egress for both emergency vehicles and those accessing the property in its intended use.

On Arterials. Whenever land development involving the creation of one or more new streets borders on or contains an existing arterial street, as defined by municipal ordinance no direct driveway access onto the arterial street will be permitted.

Driveways - General:

Connections to Public Streets. Standards for the design and construction of university street or driveway connections to public streets shall be those specified in the Borough of State College's Subdivision and Land Development Ordinance.

Public. Where required as part of the public street standards of the Borough of State College's Subdivision and Land Development Ordinance sidewalks and bikeways shall be provided according to the municipal standards.

University. Where proposed in conjunction with land development, sidewalks and bikeways shall be designed and constructed to meet the requirements of the intended use. Bikeways shall be designed and constructed in accordance with the American Association of State Highway Transportation Officials (AASHTO) standards.

Utility Installation:

When above-ground utility installations exist at the perimeter of the UPD or along streets, the installation of additional utilities of the same type or service on these facilities by the University shall be permitted.

All utility installations by a university within a public street right-of-way shall be underground in those locations where existing utilities are also underground.

As-Built Plans. As-built plans shall be provided to the municipality for underground, university-installed utilities installed by or at the direction of the owner within the public right-of-way. The as-built plans shall be prepared according to the standards in this Ordinance.

Relationship of Utilities to External Development. The development and installation of public utilities for land development in the UPD shall be consistent with all applicable, adopted municipal plans for such utilities. In addition, such public utilities shall be compatible with, and provide for the reasonable extension of such utilities for adjacent land development in a manner consistent with municipal plans.

All parking in the UPD, except special event or temporary parking, shall be constructed according to the standards and specifications contained in the adopted UPD District Plan.

Special event and temporary parking shall not be required to meet the standards in Section 1217.b(1) above, provided the parking meets the definition of special event or temporary parking in the UPD Ordinance. Such parking will be permitted in those areas specified in the UPD District Plan for such use, and may be improved to the specified standard at the discretion of the university, subject to land development plan approval by the Borough of State College.

Surface parking areas may be located within perimeter setbacks unless prohibited by the District Plan provided that a buffer yard measuring at least 15 feet in width and meeting the requirements of Section 1218.b of this Ordinance is provided.

The UPD subdistrict narratives may provide for the required interior landscaping of surface parking areas. When such landscaping is proposed, the land development plan shall provide the information necessary to determine compliance with subdistrict requirements.

Whenever lighting is proposed as part of a university land development plan, it shall be designed to enhance safety, minimize glare on adjoining non-university properties, adjacent neighborhoods, public streets and to the night sky; consistent with municipal lighting ordinances, where applicable. The land development plan shall show locations and heights of light standards, intensity of illumination, and area to be illuminated to provide for a determination of compliance with this subsection.

Notwithstanding any other provision of this Ordinance, independent third-party development in the UPD shall comply with the Borough of State College's regulations on outdoor illumination.

General Requirements. Proposed subdivision and land development plans, all or part of which are situated in the municipality, shall be reviewed by the municipal Planning Commission and the CRPC and shall be acted upon by the municipality in accordance with the procedures specified in the Borough of State College's Subdivision and Land Development Ordinance.

Sketch Plan. A sketch plan for a proposed subdivision or land development should contain sufficient information to identify the site location in relationship to the surrounding area, and a conceptual design plan. The conceptual design plan for land development should show the type and location of uses proposed and their relationship to natural and man-made features in and around the site; and for subdivision, should show a conceptual configuration of lots and streets, if any. Since the submission of a sketch plan is optional, no other requirements apply. However, any additional information which can be provided will enhance the response of the reviewing agencies.

Contents of Preliminary Plan. All preliminary plans submitted for review shall be drawn to a scale of one inch equals 60 feet or larger [e.g. one inch equals 20 feet].

Plans shall be submitted on the following sheet sizes: 18 inches by 24 inches, 24 inches by 36 inches, or 36 inches by 42 inches. All lettering shall be drawn to a size to be legible if the plans are reduced to half size. All sheets comprising a submission shall be the same size and shall contain the following information:

Contents of Final Plan:

Location. This Subdistrict is located in the western part of the University Park campus. The eastern portion of the Subdistrict is in the Borough of State College while the western portion is in Ferguson Township.

Size. The Subdistrict encompasses within its boundaries approximately 290 acres.

Boundaries. Using Corl Road as the north-south direction, this Subdistrict is bounded on the north by non-University property in Ferguson Township and by West Park Avenue; on the south by Subdistricts 3 and 4; on the east by Atherton Street and on the west by Subdistricts 1 and 3 and non-University property in Ferguson Township. (This is also the location of the proposed Western Inner Loop that when constructed will constitute the entire western boundary of the Subdistrict.)

General. This Subdistrict encompasses the University's golf courses. It will retain a substantially open space character with particular attention given to its relationship to the adjacent residential areas.

Special and Transitional Zones. This Subdistrict has a transitional zone along its entire north edge within Ferguson Township. This zone has a depth of 250 feet.

There is one special zone that encompasses the entire eastern portion of the Subdistrict located within the Borough of State College. Specifically, the special zone lies within that area bounded by North Atherton Street, West Park Avenue, the Borough boundary line with Ferguson Township, and Subdistrict 4. The majority of the area consists of the present White Golf Course.

The White Golf Course and adjacent open areas are a place of special beauty that affords an unimpeded view of Tussey Mountain. It is the only substantial open space near the central or west campus or the central part of the Borough. Both the University's Master Plan and the Borough's Comprehensive Plan recognize the importance of protecting and preserving remaining open land surrounding the core campus. Accordingly, to preserve this open space, a special no-build zone is declared. Permanent structures, such as buildings (except for small ancillary structures), parking lots, lights to illuminate playing fields or driving ranges, bleachers, fences, or paved playing areas are prohibited.

Maximum permitted density based upon the FAR for the Subdistrict. This Subdistrict shall have a maximum FAR of 0.02.

Maximum Impervious Surface Coverage. This Subdistrict shall have a maximum impervious surface coverage of 5%.

Minimum Open Space. The open space area of the Subdistrict shall not be less than 95%.

Setbacks. The following minimum setbacks shall apply to new buildings and structures along the boundaries of the Subdistrict. These setbacks shall be applied from the right-of-way line in case of a street frontage or from the property line where no street exists, unless otherwise specifically noted:

Along the northern boundary of the Subdistrict the following minimum setbacks shall apply:

Where the Subdistrict adjoins non-University property in Ferguson Township zoned "PRD," Planned Residential Development, the minimum setback shall be 50 feet.

Where the Subdistrict adjoins Park Avenue across non-University property in the Borough of State College zoned "R-2," Residence, the minimum setback shall be 40 feet.

Along the southern boundary of the Subdistrict, where it adjoins Subdistricts 3 and 4, no minimum setback shall be required.

Along the eastern boundary of the Subdistrict where it adjoins Atherton Street across from Subdistrict 5, the minimum setback shall be 40 feet, measured from the face of the curb of Atherton Street.

Along the western boundary of the Subdistrict, the following minimum setbacks shall apply:

Where the Subdistrict adjoins Subdistricts 1 and 3 no minimum setback shall be required.

Where the Subdistrict adjoins non-University property in Ferguson Township zoned "I," General Industrial, the minimum setback shall be 50 feet.

Where the Subdistrict adjoins non-University property in Ferguson Township zoned "IRD," Light Industry, Research and Development, the minimum setback shall be 50 feet.

When the Western Inner Loop is constructed, the minimum setback at that location will be 50 feet.

Any revision or alteration implemented by a municipality to the setback regulations of a zoning district adjacent to this Subdistrict, will automatically apply to this Subdistrict where it adjoins that zoning district.

Maximum Building Height. In all portions of the subdistrict located within the special zone, no structure or buildings shall exceed 15 feet in height.

Beyond the special zone, the following maximum height limitations shall apply to buildings and structures within 250 feet of the District boundary. The maximum height in areas of the Subdistrict located more than 250 feet from a District boundary shall be 45 feet.

Along the northern boundary of the Subdistrict the maximum height shall be as follows:

Where the Subdistrict adjoins non-University property in Ferguson Township zoned "R-1", Single Family Residential the maximum height shall be 40 feet.

Along the southern boundary of the Subdistrict, where it adjoins Subdistricts 3 and 4 the maximum height shall be 45 feet.

Along the western boundary of the Subdistrict the maximum height shall be as follows:

Where the Subdistrict adjoins Subdistricts 1 and 3, the maximum height shall be 45 feet.

Where the Subdistrict adjoins non-University property in Ferguson Township zoned "I", General Industrial the maximum height shall be 45 feet.

Where the Subdistrict adjoins non-University property in Ferguson Township zoned "IRD", Light Industry, Research and Development the maximum height shall be 45 feet.

When the Western Inner Loop is constructed, the maximum height shall be 45 feet.

Any revision or alteration implemented by a municipality to the height regulations of a zoning district adjacent to this Subdistrict, will automatically apply to this Subdistrict within 250 feet of where it adjoins that zoning district.

Buffering. The following buffering requirements shall apply to all surface parking areas located within required setbacks at the perimeter of the District and within the transitional zone:

Along the northern boundary of the Subdistrict the following buffer yards shall apply:

Where the Subdistrict adjoins non-University property in Ferguson Township zoned "R-1," Single Family Residential, Buffer Yard D, Table 1 shall be required.

Where the Subdistrict adjoins Park Avenue across non-University property in the Borough of State College zoned "R-2," Residence, Buffer Yard D, Table 1 shall be required.

Along the southern boundary of the Subdistrict, where it adjoins Subdistricts 3 and 4, no buffer yard shall be required.

Along the eastern boundary of the Subdistrict where it adjoins Atherton Street across Subdistrict 5, Buffer Yard B, Table 1 shall be required.

Along the western boundary of the Subdistrict the following buffer yards shall apply:

Where the Subdistrict adjoins Subdistricts 1 and 3, no buffer yard shall be required.

Where the Subdistrict adjoins non-University property in Ferguson Township zoned "I," General Industrial, Buffer Yard A, Table 1 shall be required.

Where the Subdistrict adjoins non-University property in Ferguson Township zoned "IRD," Light Industry, Research and Development, Buffer Yard A, Table 1 shall be required.

When the Western Inner Loop is constructed, Buffer Yard B, Table 1 shall be required where it adjoins this Subdistrict.

Special Conditions. In this Subdistrict the following general uses will not be allowed:

Auditoriums, gymnasiums

Dining halls principally for students, faculty and staff

Instructional food service facilities

Laboratories and other facilities for basic and/or applied research

Libraries

Museums, art galleries

Natatoriums and swimming pools

Observatories

Parking structures

Radio and television studios for instructional services

Student unions

Student residence halls and other student housing units

Studios for instruction in music and other performing arts

Within the transitional zone the following general uses will not be allowed:

Agricultural structures that house animals

Classrooms

Playing fields and courts

University offices

West Park Avenue and the Western Inner Loop will not be used as vehicular access points to future facilities in this Subdistrict.

Within the special zone, no new parking lots shall be permitted and no new structures or buildings, except for small ancillary structures or buildings, as noted below, shall be permitted. General Uses and Designated Uses are expressly limited to those listed below:

Passive open space

Golf courses and small ancillary structures or buildings necessary for a golf course, such as public toilets, storm shelters, and water fountains (no individual building shall exceed 600 square feet in gross floor area)

Multi-use paths for golfers, hikers, bikers, or golf carts

Low-impact recreational uses which do not require permanent apparatus or structures

Transportation services (such as bus stop enclosures), as defined in the UPD definitions

Essential utility services

Utility Installation Requirements. Electric, telecommunications, and cable television lines in this Subdistrict shall be installed underground.

Total Designated Use FAR. The total aggregate amount of designated uses in this Subdistrict shall not exceed an FAR of 0.02.

Specific Designated Use FAR. The following permitted designated uses shall not exceed FAR criteria as specified herein:

Restaurants open to the public shall not exceed 2% of the total allowable designated use FAR and will be allowed only as accessory to another permitted use.

Any other permitted designated uses not specifically included in this list are allowed to the extent that the aggregate FAR of all permitted designated uses does not exceed the FAR specified in Section 1 above.

Designated Uses Permitted in This Subdistrict.

Child care facilities

Clubhouses and community centers (only as accessory to another permitted use)

Golf courses, including driving ranges with lighting

Non-student housing subject to R-1 or PRD zoning criteria

Restaurants open to the public (only as accessory to another permitted use)

Retail sales (only as accessory to another permitted use)

Stadiums with a seating capacity of 1,000 or less

Telecommunications structures

Utility uses, facilities and structures

Designated Uses Not Permitted in This Subdistrict.

Airport

Business offices

Business incubators

Business services

Commercial laboratories

Conference facilities

Convocation/events centers, arenas

Financial offices

Fire training sites and facilities

Heliport

Hospitals/medical clinics

Hotels, inns, motels and other similar public lodging facilities

Medical offices

Personal services

Pilot or prototype manufacturing

Places of worship

Professional, corporate, or government offices

Radio and television studios for broadcast to the public

Stadiums with a seating capacity of more than 1,000

Test tracks

Transportation facilities

Visitor centers

Location. This Subdistrict is located in the western part of the University Park campus. The eastern portion of the Subdistrict is in the Borough of State College while the western portion is in Ferguson Township.

Size. This Subdistrict encompasses within its boundaries approximately 91 acres.

Boundaries. Using Atherton Street between College and Park Avenues as the north-south direction, this Subdistrict is bounded on the north by Subdistrict 2; on the south by non-University property in the Borough of State College and Ferguson Township; on the east by North Atherton Street; and on the west by Subdistricts 2 and 3.

General. This Subdistrict will be developed as an integral part of the academic core of the campus. Its character will replicate that of the more successful areas of the existing core campus. This Subdistrict is viewed as an important access point to the campus and, as such, particular attention will be given to pedestrian connections and interface with the adjacent neighborhoods.

Special and Transitional Zones. A special zone is established along Atherton Street starting where an imaginary line representing the extension of the northern building face of the Thomas Water Tunnel building intersects the western curb of Atherton Street. The zone extends north from the starting point 300 feet along the western curb of Atherton Street and is 40 feet wide measured from the curb in a westerly direction. Within this zone, there shall be no setback applicable to any building or other structure bridging Atherton Street. All other buildings and structures are subject to the subdistrict's minimum setback requirement, 40 feet measured from the curb.

Maximum Permitted Density Based Upon the FAR for the Subdistrict. This Subdistrict shall have a maximum FAR of 0.5.

Maximum Impervious Surface Coverage. This Subdistrict shall have a maximum impervious surface coverage of 55%.

Minimum Open Space. The open space area of the Subdistrict shall not be less than 45%.

Setbacks. The following minimum setbacks shall apply to new buildings and structures along the boundaries of the Subdistrict. These setbacks shall be applied from the right-of-way line in case of a street frontage or from the property line where no street exists, unless otherwise specifically noted:

Along the northern boundary of the Subdistrict, where it adjoins Subdistrict 2, no minimum setback shall be required.

Along the southern boundary of the Subdistrict the following minimum setbacks shall apply:

Where the Subdistrict adjoins non-University property in the Borough of State College zoned "C", General Commercial, the minimum setback shall be 15 feet measured from the curb in case of a public street frontage or from the property line if no public street exists at that location.

Where the Subdistrict adjoins non-University property in the Borough of State College zoned Urban Village, the minimum setback shall be 15 feet.

Where the Subdistrict adjoins property in Ferguson Township zoned C General Commercial, the minimum setback shall be 50 feet.

Along the eastern boundary of the Subdistrict where it adjoins Atherton Street across from Subdistrict 5, the minimum setback shall be 40 feet measured from the face of the curb on Atherton Street, except as provided for in Section 1235.a(5) of this chapter.

Along the western boundary of the Subdistrict, where it adjoins Subdistricts 2 and 3, no minimum setback shall be required.

Any revision or alteration implemented by a municipality to the setback regulations of a zoning district adjacent to this Subdistrict, will automatically apply to this Subdistrict where it adjoins that zoning district.

Maximum Building Height. For the portion of this Subdistrict located in Ferguson Township, the maximum height shall be 60 feet.

For the portion of this Subdistrict located in the Borough of State College, the following maximum height limitations shall apply to buildings and structures:

For that portion of the subdistrict east of the imaginary north/south line that corresponds to the northern extension of the center line of Thorn Alley through the district, no portion of a building or structure shall exceed a height above elevation 1,264 feet, mean sea level (MSL). This height limitation shall not apply to chimneys, elevator towers, stair towers, mechanical rooms, or other necessary mechanical or electrical equipment mounted on or above the building's roof, provided that such features cumulatively do not occupy more than 1/10th of the linear length of the roof along its east/west axis.

For that portion of the subdistrict west of the line, no part of a structure or a building, including all roof elements when a roof is a design other than gable, hip, or gambrel, shall exceed a height above elevation 1,225 feet MSL. Exemption: On buildings with a gable, hip, or gambrel roof, the roof, including dormers and other elements thereon, may extend above elevation 1,225 MSL, provided that all of the following are met:

Buffering. The following buffering requirements shall apply to all surface parking areas located within required setbacks at the perimeter of the District:

Along the northern boundary of the Subdistrict, where it adjoins Subdistrict 2, no buffer yard shall be required.

Along the southern boundary of the Subdistrict, the following buffer yards shall apply:

Where the Subdistrict adjoins non-University property in the Borough of State College zoned "C", General Commercial, Buffer Yard B, Table 1 shall be required.

Where the Subdistrict adjoins non-University property in the Borough of State College zoned Urban Village, Buffer Yard C, Table 1, shall be required.

Where the Subdistrict adjoins non-University property in Ferguson Township zoned "C," General Commercial Buffer Yard B, Table 1 shall be required.

Along the eastern boundary of the Subdistrict where it adjoins Atherton Street across Subdistrict 5 Buffer Yard B, Table 1 shall be required.

Along the western boundary of the Subdistrict, where it adjoins Subdistrict 3, no buffer yard shall be required.

Special Conditions. In this Subdistrict the following general use will not be allowed:

Agricultural structures that house animals.

Utility Installation Requirements. Electric, telecommunications, and cable television lines in this Subdistrict shall be installed underground.

Total Designated Use FAR. The total aggregate amount of designated uses in this Subdistrict shall not exceed an FAR of 0.03.

Specific Designated Use FAR. The following designated uses shall not exceed FAR criteria as specified herein:

Restaurants open to the public shall not exceed 7% of the total allowable designated use FAR.

Retail sales, business and personal services, as a whole, shall not exceed 9% of the total allowable designated use FAR.

Any other permitted designated uses not specifically included in this list are allowed to the extent that the aggregate FAR of all permitted designated uses does not exceed the FAR specified in Section 1 above.

Designated Uses Permitted in This Subdistrict.

Business services

Child care facilities

Conference facilities

Golf courses, including driving ranges with lighting

Personal services

Pilot or prototype manufacturing.

Professional, corporate, or government offices

Radio and television studios for broadcast to the public

Restaurants open to the public

Retail sales

Transportation facilities

Utility uses, facilities and structures

Designated Uses Not Permitted in This Subdistrict:

Airports

Business offices

Business incubators

Clubhouses and community centers

Commercial laboratories

Continuous care retirement community

Convocation/events centers

Financial offices

Fire training sites and facilities

Fraternity and sorority houses

Heliports

Hospitals/medical clinics

Hotels, public lodging facilities

Medical offices

Non-student housing

Places of worship

Retirement community

Social or civic clubs

Stadiums with a seating capacity of 1,000 or less

Stadiums with a seating capacity of more than 1,000.

Telecommunication structures

Test tracks

Visitor centers.

Location. This Subdistrict is located in the central and southeastern parts of the University Park campus. The majority of this Subdistrict is located in the Borough of State College with some areas along the eastern edge of the Subdistrict protruding into College Township.

Size. This Subdistrict encompasses within its boundaries approximately 456 acres.

Boundaries. Using College Avenue as the east-west direction, this Subdistrict is bounded on the north by Park Avenue; on the south by College Avenue, Subdistrict 6, and non-University property in the Borough of State College and College Township; on the east by an irregular line separating it from Subdistricts 9 and 12 and non-University property in College Township; and on the west by North Atherton Street.

General. This Subdistrict constitutes the core of the University Park campus and has a heavy concentration of teaching and research facilities as well as student services and housing. It is one of the most densely developed Subdistricts.

Special and Transitional Zones. This Subdistrict has a transitional zone along its north edge where it adjoins the Borough of State College's College Heights neighborhood. This zone has a depth of 250 feet. This Subdistrict has four special zones:

The first one is located along Park Avenue, between the Business Administration Building on the northwest corner of Park and North Allen and the Mateer Building. The building setback line from Park Avenue is 40 feet, measured from the southern edge of the Park Avenue right-of-way. Between the building setback line and a line 120 feet from and parallel to southern edge of the Park Avenue right-of-way, the maximum building height shall be 30 feet south of this line, the maximum building height shall be 90 feet. The building setback from North Allen Road shall be 40 feet, measured from the curb on the west side of North Allen Road.

The area from the eastern edge of the facade of the Mateer Building to an imaginary, north-south line that is either a continuation of the westernmost edge of the Moore Building or at a point 100 feet from and parallel to the facade of the Mateer Building, whichever is greater, shall be maintained as open space as defined in Section VI.B.4 of the UPD ordinance. Service access shall not be permitted on the western or northern sides of the building unless screened from view from all public rights-of-way following the buffer standards and requirements of Section XVIII.B of the UPD ordinance. Any service access shall be the minimum size necessary to provide access. No direct vehicular access will be permitted from this special zone to Park Avenue.

All building facades, service access areas, sound attenuation barriers, and roof lines shall receive equal consideration in design, architectural detailing, landscaping, and materials, particularly in locations where one or more building facades face adjoining areas in the community.

All roof areas that are visible from any public street shall be well integrated into the overall building design so as to obscure any view of mechanical and electrical equipment and other appurtenances. All heating, ventilation and air conditioning systems (HVAC) and other mechanical systems shall be:

Shielded from view from any public right-of-way by an architectural element(s), if mounted on the roof or other portion of the building.

Shielded from view from any public right-of-way by the building itself, if mounted on the ground.

All HVAC or other mechanical systems not fully enclosed within a building or which are enclosed within a building but exhaust directly to the exterior shall be equipped with sound attenuation barriers.

Operation of any HVAC or other mechanical system so as to produce a sound level pressure of 62 dBA at the nearest property line shall constitute a violation of this ordinance. Upon receipt of a notice of violation, the property owner shall have 60 days to modify the system or sound attenuation barrier, or take other action to bring the system into compliance.

Building facades facing any public right-of-way shall be landscaped following the buffer standards and requirements of Buffer Yard C in Section XVIII. B. of the UPD ordinance, unless the State College Design Review Board approves a less extensive landscape plan.

Any landscape material shown on the approved land development plan that dies shall be replaced in like kind or alternative approved by the Borough.

The second special zone is located along College Avenue, between Burrowes Road and Subdistrict 6, and has a depth of 250 feet from the District boundary. Within this zone the maximum height shall be 75 feet.

The third special zone is located in the area of the Centre Furnace near the intersection of College Avenue and Porter Road. The purpose of this zone is to preserve and enhance what remains of the Centre Furnace complex. Development in this zone will be limited to improvements directly related to the enhancement, protection or improved accessibility to the Centre Furnace complex.

A fourth special zone is established along Atherton Street starting where an imaginary line representing the extension of the southern building face of the Noll Laboratory intersects the eastern curb of Atherton Street. The zone extends south from the starting point 300 feet along the eastern curb of Atherton Street and is 40 feet wide measured from the curb in an easterly direction.

Within this zone, there shall be no setback applicable to any building or other structure bridging Atherton Street. All other buildings and structures are subject to the subdistrict's minimum setback requirement, 40 feet measured from the curb.

Maximum Permitted Density Based Upon the FAR for the Subdistrict. This Subdistrict shall have a maximum FAR of 1.0.

Maximum Impervious Surface Coverage. This Subdistrict shall have a maximum impervious surface coverage of 55%.

Minimum Open Space. The open space area of the Subdistrict shall not be less than 45%.

Setbacks. The following minimum setbacks shall apply to new buildings and structures along the boundaries of the Subdistrict. These setbacks shall be applied from the right-of-way line in case of a street frontage or from the property line where no street exists, unless otherwise specifically noted:

Along the northern boundary of the Subdistrict the following minimum setbacks shall apply:

Where the Subdistrict adjoins Park Avenue across non-University property in the Borough of State College, zoned "R-2," Residential, the minimum setback shall be 40 feet.

Where the Subdistrict adjoins Park Avenue across Subdistricts 7 and 9, the minimum setback shall be 40 feet.

Along the southern boundary of the Subdistrict the following minimum setbacks shall apply:

Where the Subdistrict adjoins non-University property in the Borough of State College, no minimum setback shall apply.

Where the Subdistrict adjoins College Avenue across non-University property in the Borough of State College zoned "C," General Commercial, the minimum setback shall be 18 feet measured from the curb.

Where the Subdistrict adjoins Subdistrict 6 no minimum setback shall apply.

Where the Subdistrict adjoins College Avenue across Subdistrict 10, the minimum setback shall be 15 feet.

Along the eastern boundary of the Subdistrict the following minimum setbacks shall apply:

Where the Subdistrict adjoins Subdistricts 9 and 12 no minimum setback shall apply.

Where the Subdistrict adjoins or is bisected by University Drive, the minimum setback shall be 50 feet.

Where the Subdistrict adjoins non-University property in College Township zoned "RO", Residential Office, the minimum setback shall be 50 feet.

Where the Subdistrict adjoins non-University property in College Township zoned "C-1", General Commercial, the minimum setback shall be 50 feet.

Along the western boundary of the Subdistrict the following minimum setbacks shall apply:

From College Avenue to the northern tip of the Applied Research Laboratory, the minimum setback shall be 15 feet measured from the face of the curb on Atherton Street or from any common property line with non-University property.

From the northern tip of the Applied Research Laboratory to the southern edge of the special zone created for the Information Science and Technology Building, as described in Section 1240.a(5), the minimum setback shall be 40 feet measured from the face of the curb on Atherton Street.

From the northern edge of the special zone created for the Information Science and Technology Building, as described in Section 1240.a(5), to the southeast corner of the intersection of North Atherton Street and West Park Avenue, the minimum setback shall be 40 feet measured from the face of the curb on Atherton Street.

Surface parking lots are not permitted in the setback area.

Any revision or alteration implemented by a municipality to the setback regulations of a zoning district adjacent to this Subdistrict, will automatically apply to this Subdistrict where it adjoins that zoning district.

Maximum Building Height. The following maximum height limitations shall apply to buildings and structures within 250 feet of the District boundary. The maximum height in areas of the Subdistrict located more than 250 feet from a District boundary shall be 90 feet.

Along the northern boundary of the Subdistrict the maximum height shall be as follows:

Where the Subdistrict adjoins Park Avenue across non-University property in the Borough of State College zoned "R-2," Residential, the maximum height shall be 40 feet.

Where the Subdistrict adjoins Park Avenue across Subdistricts 7 and 9, the maximum height shall be 90 feet.

Along the southern boundary of the Subdistrict the maximum height shall be as follows:

Where the Subdistrict adjoins non-University property in the Borough of State College, the maximum height shall be 75 feet. Non-habitable sculptured roof areas designed to enclose mechanical equipment or to provide other design features shall not be considered when calculating building height provided overall building height does not exceed 85 feet.

Where the Subdistrict adjoins College Avenue across non-University property zoned "C," General Commercial, the maximum height shall be 45 feet, or four stories at the setback line and then to 75 feet at a point 18 feet behind the setback line, provided that no part of the building area above 45 feet will encroach into the plane created by a line drawn from the setback line at an elevation 45 feet above grade at the mid-point of the building to a point 75 feet above grade 18 feet behind the setback line at the mid-point of the building. Non-habitable sculptured roof areas designed to enclose mechanical equipment or to provide other design features shall not be considered when calculating building height provided overall building height does not exceed 85 feet.

Where the Subdistrict adjoins Subdistrict 6 the maximum height shall be 90 feet.

Where the Subdistrict adjoins College Avenue across Subdistrict 10, the maximum height shall be 65 feet at the setback line and then to 75 feet at a point six feet behind the setback line provided that no part of the building area above 65 feet will encroach into the plane created by a line drawn from the setback line at an elevation 65 feet above grade at the midpoint of the building to a point 75 feet above grade six feet behind the setback line at the midpoint of the building. Non-habitable sculptured roof areas designed to enclose mechanical equipment or to provide other design features shall not be considered when calculating building height provided overall building height does not exceed 85 feet.

Along the eastern boundary of the Subdistrict the maximum height shall be as follows:

Where the Subdistrict adjoins Subdistricts 9 and 12 the maximum height shall be 90 feet.

Where the Subdistrict adjoins or is bisected by University Drive, the maximum height shall be 90 feet.

Where the Subdistrict adjoins non-University property in College Township zoned "C-1," General Commercial, the maximum height shall be 45 feet.

Where the Subdistrict adjoins non-University property in College Township zoned "RO," Residential Office, the maximum height shall be 35 feet.

Along the western boundary of the Subdistrict the maximum height shall be as follows:

Where the Subdistrict adjoins Atherton Street across non-University property zoned "C," General Commercial, the maximum height shall be 65 feet at the setback line and then to 75 feet at a point six feet behind the setback line, provided that no part of the building area above 65 feet will encroach into the plane created by a line drawn from the setback line at an elevation 65 feet above grade at the mid-point of the building to a point 75 feet above grade six feet behind the setback line at the mid-point of the building. Non-habitable sculptured roof areas designed to enclose mechanical equipment or to provide other design features shall not be considered when calculating building height provided overall building height does not exceed 85 feet.

Where the Subdistrict adjoins Atherton Street across Subdistricts 2 and 4, the maximum height shall be 65 feet at the setback line and then to 75 feet at a point six feet behind the setback line, provided that no part of the building area above 65 feet will encroach into the plane created by a line drawn from the setback line at an elevation 65 feet above grade at the mid-point of the building to a point 75 feet above grade six feet behind the setback line at the mid-point of the building. Non-habitable sculptured roof areas designed to enclose mechanical equipment or to provide other design features shall not be considered when calculating building height provided overall building height does not exceed 85 feet.

Any revision or alteration implemented by a municipality to the height regulations of a zoning district adjacent to this Subdistrict will automatically apply to this Subdistrict within 250 feet of where it adjoins that zoning district.

Buffering. The following buffering requirements shall apply to all surface parking areas located within required setbacks at the perimeter of the District:

Along the northern boundary of the Subdistrict the following buffer yards shall apply:

Where the Subdistrict adjoins Park Avenue across non-University property in the Borough of State College zoned "R-2," Residence, Buffer Yard D, Table 1 shall be required.

Where the Subdistrict adjoins Park Avenue across Subdistricts 7 and 9, Buffer Yard B, Table 1 shall be required.

Along the southern boundary of the Subdistrict the following buffer yards shall apply:

Where the Subdistrict adjoins non-University property in the Borough of State College zoned "C," General Commercial, Buffer Yard C, Table 1 shall be required.

Where the Subdistrict adjoins College Avenue across the Borough of State College property zoned "C," General Commercial, Buffer Yard C, Table 1 shall be required.

Where the Subdistrict adjoins Subdistrict 6 no buffer yard shall be required.

Where the Subdistrict adjoins College Avenue across Subdistrict 10, Buffer Yard B, Table 1 shall be required.

Along the eastern boundary of the Subdistrict the following buffer yards shall apply:

Where the Subdistrict adjoins Subdistricts 9 and 12 no buffer yard shall be required.

Where the Subdistrict adjoins or is bisected by University Drive, Buffer Yard B, Table 1 shall be required.

Where the Subdistrict adjoins non-University property in College Township zoned "C-1," General Commercial, Buffer Yard C, Table 1 shall be required.

Where the Subdistrict adjoins non-University property in College Township zoned "RO," Residential Office, Buffer Yard C, Table 1 shall be required.

Along the western boundary of the Subdistrict the following buffer yards shall apply:

Where the Subdistrict adjoins Atherton Street across the Borough of State College property zoned "C," General Commercial, Buffer Yard C, Table 1 shall be required.

Where the Subdistrict adjoins Atherton Street across Subdistricts 2 and 4, Buffer Yard "B" shall be required.

Special Conditions. Within the transitional zone the following general uses will not be allowed:

Agricultural structures that house animals

Natatoriums and swimming pools

Playing fields and courts

Student residence halls and other student housing units (other than those already existing)

Student unions

Utility Ixnstallation Requirements. Electric, telecommunications, and cable television lines in this Subdistrict shall be installed underground.