COLLEGE TOWNSHIP CENTRE COUNTY, PENNSYLVANIA ORDINANCE O-15-03 AMENDMENTS TO THE INDUSTRIAL AND COMMERCIAL DISTRICTS PROPOSED ORDINANCE TO AMEND THE COLLEGE TOWNSHIP CODE BY AMENDING CHAPTER 200, ZONING, TO REDEFINE MANUFACTURING AND OFFICE USES AND PROVIDE CONSISTENCY AMONG PERMITTED USES IN THE INDUSTRIAL AND COMMERCIAL DISTRICTS BE IT RESOLVED AND ORDAINED, by the College Township Council, Centre County, Pennsylvania and the authority of the same, does hereby adopt, made this 19 th day of March, 2015, by amending the Code of the Township of College, Pennsylvania with the amendment of Chapter 200, Zoning, as follows. SECTION 1 INTENT The intent of this ordinance is to modify the permitted uses within the commercial and industrial districts to provide consistency among land use terminology. In addition, the list of permitted uses for each of the districts was amended to ensure like uses were permitted in each of the districts and conflicting uses were removed. SECTION 2 DEFINITIONS Delete the following definitions: Animal hospital Apartment complex Amend 200-7, Definitions, as follows: BANK an establishment for the custody, loan, exchange, or issue of money, for the extension of credit, and for facilitating the transmission of funds. Such an establishment shall be permitted where retail establishments are permitted. BULK STORAGE The placement of material in any state (solid, liquid, or gas) that will be utilized other than on site.
Page 2 of 19 COMMERCIAL PARKING FACILITIES A parking lot that provides parking that is not specific to any particular accessory use. A fee may or may not be charged. A lot that provides both parking for a specific use and regular fee parking for people not connected to any nearby use is also considered a commercial parking use. COMMUNICATIONS TOWER Any ground-mounted structure that is designed and constructed primarily for the purpose of supporting one or more antennas for telephone, radio and similar communication purposes, including self-supporting lattice towers, guyed towers or monopole towers. The term includes radio and television transmission towers, microwave towers, common-carrier towers, cellular telephone towers, distributed antenna system, alternative tower structures and the like. The term includes the structure and any support thereto. Not included are towers and supportive structures on residential dwellings for private noncommercial amateur purposes, including but not limited to ham radios and citizen band radios that are regulated by the residential district section of this chapter. DATA CENTER A centralized facility for the storage, management, processing, and dissemination of electronic data and information. Typical facilities include but are not limited to mainframe computers, servers, networking equipment, backup power supply, and other devices associated with electronic data and information. INDOOR RECREATIONAL FACILITY A building in which indoor recreational structures are contained. Such recreational structures shall be for athletic or fitness purposes and not include those uses defined as an amusement enterprise. INDUSTRIAL SERVICE An establishment engaged in the repair or servicing of industrial or commercial machinery, equipment, products, or by-products. Typical uses include: welding shops, machine shops; industrial tool repair; fuel oil distributors; solid fuel yards; laundry, drycleaning, and/or carpet cleaning plants. INTENSIVE MANUFACTURING Manufacturing of acetylene, cement, lime, gypsum or plaster of Paris, chlorine, corrosive acid or fertilizer, insecticides, disinfectants, poisons, explosives, paint, lacquer, varnish, petroleum products, coal products, plastic and synthetic resins, and radioactive materials and the like. In addition, this shall include smelting, animal rendering, natural gas and oil refining operations. LIGHT MANUFACTURING Any manufacturing uses with no or low environmental impacts, whereby their very nature produce no impacts to nearby properties in terms of smoke, noise, soot, dirt, vibration, etc. and in which all work including storage of materials occurs inside the building, such as but not limited to the production and/or assembly of photographic equipment; precision instruments; ceramic products; electrical equipment, components and accessories; electronic or mechanical measuring instruments and control devices; optical equipment; communication equipment; computers; instruments, accessories and supplies used in medical diagnosis or treatment; publishing of newspapers, books, magazines and the like.
Page 3 of 19 MEDICAL OFFICE/CLINIC Any building, or portion thereof, used by any company, corporation, partnership, or sole proprietor primarily engaged in furnishing medical, surgical and related services to individuals, including the offices of physicians, dentists, chiropodists, chiropractors, ophthalmologists, psychologists, psychiatrists, medical, optical, optometric, osteopathic and other health practitioners, medical and dental laboratories, out-patient-care facilities, blood banks, oxygen and miscellaneous types of medical supplies and services, and veterinary offices. Hospitals, whether for profit or notfor-profit, licensed by the State of Pennsylvania are excluded from this definition. Animal hospitals are also excluded from this definition. OFFICE - A place where business is conducted or services are performed. For purposes of this chapter this definition shall include: A. BUSINESS OFFICE Any building, or portion thereof, used by any company, corporation, partnership, or sole proprietor primarily engaged in providing services to business establishments on a fee or contract basis, such as, but not limited to, an advertising agency, credit reporting agency, employment services, management and consulting services, news services, protective services, public relations, commercial research, stenographic services, and commercial research, development and testing. B. FINANCIAL OFFICE Any building, or portion thereof, used by any company, corporation, partnership, or sole proprietor for such uses as banks, savings and loans and trust companies, credit agencies, investment companies, brokers and dealers of securities and commodities, security and commodity exchanges, mortgage brokers, insurance agents, brokers, lessees, buyers, sellers, agents, and developers of real estate. C. GOVERNMENT OFFICE Any building, or a portion thereof, used for an administrative function or for the provision of governmental services by any department, commission, independent agency, or instrumentality of the United States, or of a state, county, incorporated or unincorporated municipality, township, authority, district or other governmental entity. D. PROFESSIONAL OFFICE Any building, or portion thereof, used for the office for attorneys, accountants, architects, engineers, landscape architects, clergy, planners, surveyors, professional associations, and all other offices which are similar to the listed uses in function and traffic-generation and attraction capabilities. OFFICE Any building or portion thereof used for the practice of a profession, or for the conduct of business or daily operations by a government or its agency, business, corporation, institution, non-profit entity and the like. Activities performed in an office include administrative and clerical functions, design work, software development, general research (not involving a laboratory) and the like. For the purposes of this ordinance, this term shall not include medical or veterinarian office or an office that
Page 4 of 19 has regular contact with the public or is dependent upon foot traffic/walk-in customers, such as a bank. VETERINARY OFFICE/CLINIC Any building or portion thereof used by a licensed veterinarian for the diagnosis, treatment, or prevention of animal diseases. Temporary/limited boarding of animals for the purpose of recovery or medical treatment may be included, as well as overnight boarding for short-term medical care. Facilities that offer emergency veterinary care are included. No outdoor boarding of animals is permitted unless animal kennels are a permitted use in the zoning district where the veterinary office/clinic is to be located.
Page 5 of 19 SECTION 3 VILLAGE DISTRICT Amend 200-22B, District Regulations of 200-22, Village District, as follows: [Replace Attachment 9:1 with the following new Attachment] ZONING 200 Attachment 9 Township of College Criteria and Standards for the Office Village District (V) [Amended 7-22-1993 by Ord. No. O-93-03; 6-23-1994 by Ord. No. O-94-03; 8-7-2003 by Ord. No. O-03-13; 8-21-2008 by Ord. No. O-08-07; 7-15-2010 by Ord. No. O-10-04] Land and structures may be used for only the following: Primary Uses (1) All retail establishments for the sale, service and rental of goods, except aircraft, beer distributors, boat and marine supplies, contractor's and farm equipment, lumberyards, mobile homes and accessories, motor vehicles and accessories (including automobile service stations and garages), glass, pawnshops, swimming pools and industrial services (2) Bed-and-breakfast homes. See also 200-11R (3) Bed-and-breakfast inns. See also 200-11R (4) Eating and drinking establishments (5) Medical offices and clinics (6) Offices (7) Parks and recreation areas (8) Personal service establishments (9) Places of assembly. See also 200-11F (10) Public libraries and museums; art galleries and reading rooms (11) Residential - Dwellings located in nonresidential buildings. See also 200-11X) (12) Residential - Single-family detached and semidetached dwellings (duplexes) (13) Residential - Two-family detached and semidetached dwellings (14) Studios for instruction in music, performing arts and visual and media art; photographic and handicraft studios (15) Veterinary offices and clinics Accessory Uses (16) Home occupations PERMITTED USES Lot Requirements Setback Requirements (17) Customary incidental and secondary uses and structures necessary to the above primary uses; essential services Size 10,000 Square Feet Width 50 Coverage 35% (Buildings) 75% (Total Impervious) Front 4 Side Rear 3 20 See primary use to which it is accessory NOTES: (1) All drive-through facilities as either primary and accessory use are expressly prohibited from the Village District (2) No structure shall exceed 2,500 square feet in ground floor size (3) All mobile homes, even if placed on a permanent foundation are expressly prohibited from the Village District Height 35
Page 6 of 19 SECTION 4 RESIDENTIAL OFFICE DISTRICT Amend 200-25B, District Regulations of 200-25, Residential Office District, as follows: [Replace Attachment 10:1 with the following new Attachment] ZONING 200 Attachment 10 Township of College Criteria and Standards for the Residential-Office District (R-O) [Amended 6-23-1994 by Ord. No. O-094-03; 5-17-2001 by Ord. No. O-01-03; 8-7-2003 by Ord. No. O-03-13; 9-7-2006 by Ord. No. O-06-15; 7-5-2007 by Ord. No. O-07-12] 12-3-2009 by Ord. No. O-09-17; 7-15-2010 by Ord. No. O-10-04] PERMITTED USES Size Width Coverage Front Side Rear Land and structures may be used for only the following: Primary Uses (1) All permitted uses of the Two-Family Residential District See Two-Family Residential District Regulations (2) Ambulance, fire and police services and facilities (3) Bed-and-Breakfast homes. See also 200-11R (4) Bed-and-Breakfast inns. See also 200-11R 35 (5) Commercial cemeteries (6) Funeral homes and mortuaries (7) Hospitals 65 (8) Indoor recreational facilities (9) Medical offices and clinics 30% 50 from (10) Office uses (Buildings) residential lots; (11) Parks and recreation areas 150 50 60% (Total 15 from all 50 (12) Places of Assembly. See also 200-11F Impervious) others (13) Public libraries and museums; art galleries and reading rooms (14) Public or private institutions of higher education 35 (15) Public or private nursery, kindergarten, elementary and secondary schools. See also 200-11M (16) Studios for instruction in music, performing, visual and media arts; photographic and handicraft studios (17) Veterinary offices and clinics Lot Requirements The following lot requirements shall be met for each primary use: The minimum lot size shall be determined on the basis of the minimum width, maximum coverage yard setback, parking and other requirements contained in this section and chapter Setback Requirements The following yard requirements shall be met: Height Accessory Uses (17) Home Occupations (18) Customary uses accessory to the above, excluding alcoholic license; essential services (19) Crematories, as an accessory use to funeral homes and mortuaries See primary use to which it is accessory NOTE: [1] All drive-through facilities as either primary and accessory use are expressly prohibited from the Residential-Office District [2] Where a conflict exists for a permitted use listed as a permitted use in both the R-2 and R-O charts; the more lenient restrictions shall apply
Page 7 of 19 SECTION 5 GENERAL COMMERCIAL DISTRICT Amend 200-26B, District Regulations of 200-26, General Commercial District, as follows: [Replace Attachment 11:1 with the following new Attachment] ZONING 200 Attachment 11 Township of College Criteria and Standards for the General Commercial District (C-1) [Amended 6-13-1985 by Ord. No. 59-H; 1-8-1987 by Ord. No. 100; 6-23-1994 by Ord. No. O-94-03; 12-21-2000 by Ord. No. O-00-04; 5-17-2001 by Ord. No. O-01-03; 8-7-2003 by Ord. No. O-03-13; 12-18-2003 by Ord. No. O-03-17; 2-16-2006 by Ord. No. O-06-05; 9-7-2006 by Ord. No. O-06-15; 7-5-2007 by Ord. No. O-07-12; 9-6-2007 by Ord. No. O-07-13; 12-18-2008 by Ord. No. O-08-12; 12-3-2009 by Ord. No. O-09-17; 7-15-2010 by Ord. No. O-10-04] PERMITTED USES Land and structures may be used for only the following: Primary Uses (1) All permitted uses of the Office Commercial District. See 200-27B (2) Adult business uses and/or bottle club uses. See also 200-42 (3) Ambulance, fire and police services & facilities (4) Amusement enterprises (5) Arenas, stadiums, and commercial auditoriums (6) Bus and train passenger stations (7) Eating and drinking establishments (8) Gaming Establishments. See also 200-11S (9) Halfway houses/rehabilitation centers. See also 200-11N (10) Hotels, motels, inns and similar public lodging facilities (11) Motor vehicle maintenance/repair and storage (12) Motion-picture and live theaters (13) Public utility facilities (14) Retail sales and service establishments except automobile service stations in shopping centers. Those located in shopping centers shall be permitted by Conditional Use pursuant to Chapter 87, Conditional Uses. Otherwise see 200-11U for additional regulations (15) Veterinary office and clinics Accessory Uses (16) Customary uses accessory to the above, essential services Lot Requirements The following lot requirements shall be met for each primary use: Size The minimum lot size shall be determined on the basis of the minimum width, maximum coverage yard setback, parking and other requirements contained in this section and chapter Width 150 Coverage 30% (Buildings) 70% (Total Impervious) Setback Requirements The following yard requirements shall be met: Front Side See primary use to which it is accessory Rear Height 50 15 50 45 NOTE: [1] Where a conflict exists for a permitted use listed as a permitted use in both the C-1 and C-2 charts; the more lenient restrictions shall apply
Page 8 of 19 SECTION 6 GATEWAY COMMERCIAL DISTRICT Amend 200-26.1B, District Regulations of 200-26.1, Gateway Commercial District, as follows: [Replace Attachment 12:1 with the following new Attachment] ZONING 200 Attachment 12 Township of College Criteria and Standards for the Gateway Commercial District [Amended 8-7-2003 by Ord. No. O-03-13; 9-7-2006 by Ord. No. O-07-12; 8-21-2008 by Ord. No. O-08-07; 12-08-2008 by Ord. No. O-08-12; 12-3-2009 by Ord. No. 0-9-17; 7-15-2010 by Ord. No. O-10-04; by Ord. No. O-14-06 on 5-15-14] PERMITTED USES Land and structures may be used for only the following: Primary Uses (1) Ambulance, fire and police facilities & services (2) Bed-and-breakfast homes and inns (3) Child day-care centers (4) Eating and drinking establishments. See also 200-26.1E for limitations (5) Hotels, motels, inns, and other similar public lodging facilities (6) Medical offices and clinics (7) Office uses (8) Places of assembly. See also 200-11F (9) Public or private institutions of higher education (10) Public or private libraries, museums, art galleries and reading rooms (11) Public or private nursery, primary or secondary schools (12) Residential Dwellings of all types defined herein including within mixed use buildings. See 200-26.1F (13) Retail sales and service establishments except industrial service establishments. See also 200-26.1E for limitations (14) Veterinary offices and clinics (15) Visitor centers Accessory Uses (16) Customary uses accessory to the above; essential services (17) Home occupation. See 200-11K Lot Requirements The following lot requirements shall be met for each primary use: Size The minimum lot size shall be determined on the basis of the minimum width, maximum coverage, yard setback, parking and other requirements contained in this section and chapter. Width The minimum to be determined on the basis of street classification: Arterial - 150 feet Collector - 100 feet Local - 50 feet (See Notes a and b) Coverage 60% Total Impervious (up to 70% with the use of BMP's and restoration incentives; refer to 200-26.1 Setback Requirements The following yard requirements shall be met: Front Side 25 10 See primary uses above to which it is accessory Rear 25 NOTES: [a] Lot width may be reduced to 100 feet on arterial streets and 50 feet on collector streets if shared access is provided. [b] Lot width for through lots may be reduced to the lower street classification if access is limited to the lower street classification. [c] See 200-26.1H for additional restrictions. Height 55 (see note c)
Page 9 of 19 SECTION 7 OFFICE COMMERCIAL DISTRICT Amend 200-27B, District Regulations of 200-27, Office Commercial District, as follows: [Replace Attachment 15:1 with the following new Attachment] ZONING 200 Attachment 15 Township of College Criteria and Standards for the Office Commercial District (C-2) [Amended 3-11-1993 by Ord. No. O-93-02; 6-23-1994 by Ord. No. O-94-03; 5-17-2001 by Ord. No. O-01-03; 7-5-2007 by Ord. No. O-07-12; 12-18-2008 by Ord. No. O-08-12; 12-3-2009 by Ord. No. O-09-17; 7-15-2010 by Ord. No. O-10-04] PERMITTED USES Size Width Coverage Land and structures may be used for only the following: Primary Uses (1) Ambulance, fire and police services & facilities The (2) Child day-care centers minimum lot (3) Commercial cemeteries 45 size shall be (4) Commercial parking lots determined (5) Data centers on the basis (6) Funeral homes and mortuaries of the (7) Hospitals 65 minimum (8) Indoor recreational facilities width, 30% (9) Medical office and clinics maximum (Buildings) (10) Model Homes: See also 200-11W 150 50 15 50 coverage 60% (Total (11) Light manufacturing facilities yard Impervious) (12) Office uses setback, (13) Places of assembly. See also 200-11F parking and (14) Public and private institutions of higher education other 45 (15) Public libraries and museums; art galleries and reading rooms requirements (16) Radio and television studios contained in (17) Research, engineering and testing laboratories this section and chapter (18) Studios for instruction in music, performing, visual and media arts; photographic and handicraft studios (19) Veterinary offices and clinics Accessory Uses (20) Customary uses accessory to the above, essential services (21) Crematories, as an accessory use to funeral homes and mortuaries Lot Requirements The following lot requirements shall be met for each primary use: Setback Requirements The following yard requirements shall be met: Front Side See primary use to which it is accessory Rear Height NOTE: [1] All drive-through facilities as either primary and accessory use are expressly prohibited from the Office Commercial District [2] All research and testing activities related to research, engineering and testing laboratories shall be conducted in a manner that does not produce smoke, fumes, odors, dust, noise, vibration, and/or glaring light that are noticable from beyond the lot lines of the subject property.
Page 10 of 19 SECTION 8 PLANNED RESEARCH AND BUSINESS PARK DISTRICT Amend 200-27.1B, General Requirements of 200-27.1 Planned Research and Business Park, as follows: "B. General requirements. (1) Design and improvements. The design and physical improvements to the property being developed shall be provided by the developer as shown on the approved plan in accordance with the requirements of this chapter. Unless specifically waived or superseded by this chapter, all parks must comply with all requirements of Chapter 180, Subdivision of Land; Chapter 175, Stormwater Management; Chapter 177, Streets and Sidewalks; and other ordinances and regulations of College Township, as amended. (2) Location. A park can be constructed in districts so designated on the Official Zoning Map, and such park shall be adjacent to and have the primary vehicle access to an arterial street. (3) Size. A proposed park shall have no maximum acreage limit but shall contain no less than 50 35 acres of total land area. The unit of analysis for a development shall be a land planning unit with a maximum size of 300 acres. The land planning unit establishes the maximum size for the calculation of FAR. (4) Ownership. All land contained in a proposed park must be filed by a single landowner and be developed as a single entity. The lands of a proposed park may be subdivided into lots smaller than 35 acres and may be sold or leased to entities other than the developer. (5) Plan requirements. A land development and/or subdivision plan shall be submitted for the entire area of the established land planning unit pursuant to Article IV of Chapter 180, Subdivision of Land. However, if a master plan is submitted, reviewed, and approved by College Township pursuant to 200-27.1H, land development and/or subdivision plans can be submitted for each individual building including expansion thereof. Amend 200-27.1C, Permitted Uses of 200-27.1 Planned Research and Business Park as follows: "C. Permitted uses. Land and structures in a park may only be used for the following: (1) Primary uses: (a) Public and private institutions of higher education.
Page 11 of 19 (b) Laboratories, offices and other facilities for basic and/or applied research, training, development, testing or commercialization of technology-based products or services. Research, engineering, and testing laboratories. (c) Corporate, governmental offices, business, professional and financial offices. Office uses. (d) Business incubators. (e) Production or assembly of products or services of a technological nature, including light manufacturing, provided production is supported by on-site research or product development activities. Light manufacturing facilities. (f) Pilot plants given that they do not exceed 75,000 square feet in gross floor area for any given pilot plant. (g) Data centers and communication centers, including information processing facilities. (h) Offices and related facilities of not-for-profit research or educational organizations, as well as professional, training, research, scientific, engineering or similar organizations Medical offices and clinics. (i) Any other facilities reasonably related to the intent of the PRBD as established by the property owner, provided these uses are specifically reviewed and approved by both the property owner and College Township Zoning Officer. Hospitals. (j) Any other facilities reasonably related to the intent of the PRBD as established by the property owner, provided these uses are specifically reviewed and approved by both the property owner and College Township Zoning Officer. (2) Limited uses. Limited uses constructed in any phase cannot exceed the maximum for the total proposed FAR as noted on the approved preliminary plan or master plan for the park. (a) (Reserved) Hotels, motels, inns, and similar public lodging facilities. (b) Hotels, cconference facilities, meeting rooms and eating and drinking establishments places of assembly.
Page 12 of 19 (c) (Reserved) Eating and drinking establishments. (d) Business services and retail uses Retail and service establishments. (e) Child day-care center. (f) Limited uses shall be restricted to a maximum of 35% of the total FAR shown on the approved preliminary plan. Indoor recreational facility. (g) Limited uses shall be restricted to a maximum of 35% of the total FAR shown on the approved preliminary plan. (3) Accessory uses. (a) Open space improvements and facilities. (b) Active recreational structures and fitness facilities. (c) Caretaker residences. (d) Other incidental operations required to maintain or support a primary or limited use, such as maintenance shops, central energy plants and wastewater treatment facilities. (4) Drive-in commercial uses Drive-through facilities as either a primary, limited, or accessory use are prohibited. Amend 200-27.1G(4)(d), as follows: "(d) Excepted parking shall be provided according to the following ratios: [1] Hotel: 1.25 spaces per room [2] Conference center: fours spaces per 1,000 gross square feet [3] Research and development uses, including laboratories, offices and other facilities for basic and/or applied research; business incubators and pilot plants: one space per 550 gross square feet. [4] Light manufacturing and production or assembly of prototype products: one space per 625 gross square feet.
Page 13 of 19 Add the following new section, 200-27.1H: "H. Master plan. A developer has the option of submitting a master plan for a park prior to submitting land development/subdivision plans. If a master plan is submitted, the developer will not be required to submit land development and/or subdivision plans for the entire land planning unit. The following information shall comprise the content of a master plan pursuant to the following: (1) Content. (a) Narrative statement. A written statement, including the following: [1] A statement of the ownership of all of the land within the park, including items such as plans to lease or subdivide land. [2] An explanation of the design pattern of the park. [3] A statement describing any proposed innovative design concepts included in the plan. [4] A description of the form of organization proposed to own and maintain the open space recreational facilities and structures or other facilities, if any. [5] A description of proposals to preserve natural features and existing amenities, and a statement of conceptual landscaping designs. [6] A statement describing stormwater management methods to be employed. (b) A site plan identifying the following: [1] Boundaries of the land planning unit. [2] Identification of developable areas and required open space areas. [3] Identification of approximate location of internal private and/or public street networks, including pedestrian and bicycle travel patterns.
Page 14 of 19 [4] Identification of buildable areas, including potential gross floor area and height (in floors) of buildings. [5] Approximate locations of parking lot and/or structure locations, including approximate number of spaces. [6] Perimeter setbacks. In addition, setbacks and/or building separations should be listed and shown on the site plan. (c) Overall square footage of proposed buildings, including a list of proposed uses broken into primary or limited uses. (d) Phasing schedule. (2) A stormwater management plan identifying areas of detention, retention and infiltration of stormwater. In addition, Council may require stormwater calculations showing that the areas identified are sufficient to meet the stormwater requirements of Chapter 175 of this Code for the purpose specified in this plan. (3) A transportation impact report shall be required as part of the master plan. The content of such shall be that which identifies overall potential traffic volumes on adjacent streets and intersections. The report shall also study any internal impacts to public streets. (4) Review of the master plan shall be done in the same manner as that described for the preliminary plan pursuant to 180-8. (5) Master plan compliance. Individual preliminary/final land development or subdivision plans shall be permitted to vary from the master plan. The following shall be thresholds that, if exceeded, shall constitute the need for a revised master plan: (a) The area of the open space delineated on the master plan is reduced by 5% or more (as percentage of total open space); (b) The location of the open space is changed in an amount that exceeds 5% as a percentage of total open space; (c) Gross floor area of all buildings exceeds that which was approved on the master plan by 5% or more; or (d) The location of access points onto a public collector or arterial street is changed.
Page 15 of 19 (6) Master plan revisions. Land developments and/or subdivisions that exceed the thresholds listed above for master plan compliance will necessitate submittal of revised master plan documents potentially including traffic and stormwater reports.
Page 16 of 19 SECTION 9 GENERAL INDUSTRIAL DISTRICT Amend 200-28B, District Regulations of 200-28, General Industrial District, as follows: [Replace Attachment 15:1 with the following new Attachment] ZONING 200 Attachment 15 Township of College Criteria and Standards for the General Industrial District (I-1) [Amended 3-11-1993 by Ord. No. O-93-02; 6-23-1994 by Ord. No. O-94-03; 10-16-1997 by Ord. No. O-97-05; 5-17-2001 by Ord. No. O-01-03; 1-19-2006 by Ord. No. O-06-06; 3-1-2007 by Ord. No. O-07-01; 9-6-2007 by Ord. No. O-07-13; 12-3-2009 by Ord. No. O-09-17] Land and structures may be used for only the following: Primary Uses (1) Auto wrecking, junk and scrap establishments; see 200-33 (2) Bulk storage of materials; see 200-33 (3) Business services (4) Commercial parking lots (5) Communications facilities and communication towers; see 200-11X (6) Construction equipment and vehicles; rental, sales, service and storage of (7) Data center (8) Freight handling equipment and vehicles; rental, sales, service and storage of (9) Industrial services (10) Manufacturing facilities (11) Mini storage/self-storage facilities (12) Motor vehicle fueling station; see also 200-11C and 200-28C (13) Motor vehicle maintenance/repair and storage (14) Office uses (15) Radio and television studios (16) Research, engineering and testing laboratories (17) Utility facilities (18) Vocational/technical schools (19) Warehousing, wholesaling, distribution and freight movement/handling facilities (20) Bulk storage of gas, petroleum, gasoline and other petroleum derivitives; explosives (21) Intensive manufacturing facilities (22) Power generation facilities PERMITTED USES Nonindustrial uses by conditionalu use, see Chapter 87 Conditional Uses (23) Accessory Uses (24) Retail sales and customer service areas as an accessory use to any permitted primary uses listed above and in accordance with the requirements of 200-28D, Retail sales and customer service. (25) Customary uses accessory to the above, essential services Lot Requirements The following lot requirements shall be met for each primary use: Size The minimum lot size shall be determined on the basis of the minimum width, maximum coverage yard setback, parking and other requirements contained in this section and chapter Width 150 Coverage 50% (buildings) 75% (total impervious) Setback Requirements The following yard requirements shall be met: Front Side 100 (see note 1) Rear 50 25 50 100 (see note 1) See primary use to which it is accessory 100 (see note 1) See 87-20 for lot requirements, yard setback requirements and maximum height restrictions NOTES: [1] Setback shall be increased to 300 feet of any zoning district other than General Industrial District (I-1) or Rural Residential (RR) Height 45
Page 17 of 19 Add the following to 200-28, General Industrial District: C. Motor vehicle fueling station. The retail sale of motor vehicle fuel shall be permitted pursuant to the following: (1) Retail sale of products other than motor vehicle fuel shall be expressly prohibited. In instances where another primary use exists on a parcel, retail sale of products shall be permitted as accessory to that primary use pursuant to 200-28D. (2) In addition to the regulations in the General Industrial District, 200-11U, Automobile service stations shall also apply to lots or portions thereof utilized for motor vehicle fueling station. D. Retail sales and customer service. Individual retail establishments shall not be permitted. However, retail sales and customer service areas shall be permitted as an accessory use to any of the permitted primary uses listed above and in accordance with the following: (1) Products offered for sale are expressly limited to products primarily produced on site or those offered for wholesale distribution. (2) Retail sales and customer service area size. Area within a building devoted to retail sales or facilitating customer interaction regarding the provision of a service shall be restricted, as follows: (a) The maximum permitted size of the retail sales and/or customer service area shall be calculated, as follows: [1] For buildings less than or equal to 20,000 square feet gross floor area (GFA), maximum size of retail sales and/or customer service area shall not exceed 20% of the GFA; [2] For buildings greater than 20,000 square feet GFA, maximum size of retail sales and/or customer service area shall not exceed 4,000 square feet, plus 10% of the GFA greater than 20,000 square feet. (b) The area shall be physically demarcated within the building through the placement of counters, barriers, registers, walls, or the like. (c) Customers shall be limited to the retail sales and/or customer service areas only.
Page 18 of 19 SECTION 10 OUTDOOR STORAGE Delete 200-11D, Auto wrecking, junk and scrap establishments. Amend 200-33A & B, as follows: The outdoor storage of materials shall be located and oriented in a manner on the site as inconspicuous as possible and shall be subject to the following requirements: A. All outdoor storage of fuel, raw materials and products, including that associated with junkyard, scrap yard, or similar type establishments, shall be stored as follows. This section shall not apply to finished products for retail sale. except finished products for retail sale to the public, in any commercial district or industrial district or in the Village District shall be completely screened from view from any public right-of-way, rural districts, and residential districts and lots containing residential uses in any other district, pursuant to 200-36F (1) All material shall be placed in such a manner that it is incapable of being transferred off the premises by wind, water, or other natural cause. (2) No material shall be placed within the building setback areas established by the zoning district. (3) All yard setback areas shall at all times be clean, vacant, and maintained. (4) Fire hazards shall be minimized by the segregation of combustible from noncombustible materials and the provision of adequate aisles for escape and fire-fighting equipment. (5) The storage of material in piles shall not exceed 15 feet in height. (6) The material must be completely screened from view from any public right of way, rural district, or residential district, pursuant to 200-36F. B. All discarded organic rubbish or garbage stored outdoors including recyclable materials, shall be placed in watertight, vermin-proof containers and shall be screened from view from any public right-of-way pursuant to 200-36F. In addition, the following restrictions shall apply: (1) The containers shall be screened from view from any public right of way or adjoining property, pursuant to 200-36F.
Page 19 of 19 (2) Said containers shall be located so that they are within the buildable area for a parking lot, pursuant to 200-38B(2)(b). If the lot is adjacent to a residential use, then the building setbacks shall apply to the location of said containers for those portions of a site adjacent to a residential use. (3) The location and screening requirements shall not apply to residential uses in which each individual dwelling is responsible for storing and ultimately disposing of their own refuse. SECTION 11 SEVERABILITY If any sentence or clause, section, or part of this ordinance is found to be unconstitutional, illegal, or invalid, such findings shall not affect or impair any of the remaining parts of this ordinance. It is hereby declared to be the intent that this ordinance would have been adopted had such part not been included. SECTION 12 EFFECTIVE DATE This ordinance shall take effect five (5) days after enactment. ENACTED AND ORDAINED, this 19 th day of March of 2015, by the College Township Council, Centre County, Pennsylvania. ATTEST: Adam T. Brumbaugh COLLEGE TOWNSHIP COUNCIL: L. Eric Bernier Secretary Council Chair