[Amended 1-11-1999 by Ord. No. 99-2; 10-13-2021 by Ord. No. 2021-02]
In expansion of the declaration of legislative intent found in Article I, § 275-2, of this chapter, and the statement of community development objectives found in Article I, § 275-3, of this chapter, it is the intent of this article to:
A. 
Provide suitable areas within the Township to accommodate medical, educational, religious, correctional, or similar institutional uses having a special character.
B. 
Provide design and regulatory standards for institutional facilities which will ensure the compatibility of adjacent uses and which will minimize any adverse traffic or environmental impacts.
The Institutional Overlay District shall be an overlay to the existing or hereafter created underlying districts as shown on the Zoning Map. The following provisions shall also apply to the overlay district:
A. 
The provisions of the Institutional Overlay District shall serve as a supplement to the underlying district provisions.
B. 
In the case of conflict between the provisions or requirements of this district and those of any underlying district, the Institutional Overlay District provision shall apply.
C. 
A change in the underlying zoning shall not affect the classification of any land zoned as the Institutional Overlay District.
The following are permitted uses in the Institutional Overlay District:
A. 
Township buildings and facilities.
Special exception uses in this overlay district include one of the following principal uses per property, unless otherwise indicated below:
A. 
Educational campus, provided:
(1) 
The proposed special exception use may be authorized by the Zoning Hearing Board in accordance with the criteria found in § 275-170 of this chapter.
(2) 
The proposed use shall have direct access to a collector or higher classification street according to the adopted street functional classifications and standards.
(3) 
No outdoor play areas shall be located closer than 75 feet to any property or street line, and outdoor play areas shall be fenced and sufficiently screened to protect the neighborhood from excessive noise, light, and other disturbances. Outdoor play areas include playgrounds and ball fields for group activity.
B. 
Hospital, subject to the following additional requirements:
(1) 
The proposed special exception use may be authorized by the Zoning Hearing Board in accordance with the criteria found in § 275-170 of this chapter.
(2) 
The proposed site shall have direct access to a collector or higher classification street. The proposed site shall not have driveway access to local or residential streets whenever possible. The adopted Street Functional Classifications and Standards table (Chapter 215, Attachment 2) shall be used to determine street classifications.
C. 
Schools that serve students first through 12th grade, subject to the following additional requirements:
(1) 
The proposed special exception use may be authorized by the Zoning Hearing Board in accordance with the criteria found in § 275-170 of this chapter.
(2) 
No outdoor play areas shall be located closer than 75 feet to any property or street line, and outdoor play areas shall be fenced and sufficiently screened to protect the neighborhood from excessive noise, light, and other disturbances. Outdoor play areas include playgrounds and ball fields for group activity.
D. 
Emergency services including ambulance services and firehouses.
(1) 
The building setback shall be 75 feet and the parking setback shall be 40 feet from the property lines of any properties zoned or used for residential purposes.
E. 
Community center, adult education center, senior citizens center, or similar facility, provided the use shall not be conducted as a private for-profit business and no outdoor playgrounds shall be located closer than 75 feet to any lot line or 75 feet to the street line.
F. 
Library or museum open to the public.
(1) 
A library or museum open to the public may be located on a property with an existing single-family detached dwelling as two primary uses. An institutional headquarters of a nonprofit organization may also be located within a library or museum building as an accessory use.
(2) 
An accessory outdoor event space may be provided if it meets the following additional requirements:
(a) 
Minimum gross lot area exclusive of the ultimate right-of-way shall be 10 acres;
(b) 
The outdoor event space must be set back 75 feet from the property line of any properties zoned or used for residential purposes;
(c) 
Food and beverage service may be offered on the premises so long as the food is primarily prepared off site and assembled on site and is only served to participants/attendees of the event;
(d) 
Buffering shall be provided as required by § 275-167 along all property lines that abut properties zoned or used for residential purposes (driveways and utilities are permitted in the required buffer area so long as a total visual screen is provided);
(e) 
Additional buffering may be required as deemed necessary by the Township Zoning Hearing Board to abate any potential disturbance of neighboring properties;
(f) 
An outdoor event shall require a permit from the Township, at least five business days in advance of the event, on the form designated by the Township for such an event;
(g) 
The outdoor event space shall have a maximum capacity of 500 persons, and any outdoor event with an excess of 300 persons (hereinafter a "large outdoor event") shall require an additional large outdoor event permit from the Township, on the form designated by the Township for such an event, at least five business days in advance of the event;
(h) 
Outdoor events permitted by this section are limited to three events per calendar month at a property;
(i) 
The property owner shall agree to a maximum capacity for the outdoor event space, and, in addition to the off-street parking required for the principal use(s), shall provide one additional parking space for every two persons of capacity agreed to by the property owner for the outdoor event space;
(j) 
No events shall utilize audio equipment, play music, or otherwise generate noise audible from a property line before 9:00 a.m. and after 9:00 p.m., Sunday through Thursday, and before 9:00 a.m. and after 10:00 p.m., Friday and Saturday.
G. 
Place of worship and adjunct dwelling units for clergy and support staff, including indoor or outdoor accessory social, recreational, day-care, and educational uses directly administered by the institution.
(1) 
Any outdoor area used for any of the accessory uses identified in Subsection G which are directly administered by the institution must be set back 75 feet from the property line of any properties zoned or used for residential purposes.
(2) 
An accessory outdoor event space may be provided if it meets the following additional requirements:
(a) 
Minimum gross lot area exclusive of the ultimate right-of-way shall be two acres;
(b) 
The outdoor event space must be set back 75 feet from the property line of any properties zoned or used for residential purposes;
(c) 
Food and beverage service may be offered on the premises so long as the food is primarily prepared off site and assembled on site and is only served to participants/attendees of the event;
(d) 
Buffering shall be provided as required by § 275-167 along all property lines that abut properties zoned or used for residential purposes;
(e) 
Additional buffering may be required as deemed necessary by the Township Zoning Hearing Board to abate any potential disturbance of neighboring properties;
(f) 
An outdoor event shall require a permit from the Township, at least five business days in advance of the event, on the form designated by the Township for such an event;
(g) 
Any outdoor event may be moved indoors due to inclement weather;
(h) 
The outdoor event space shall have a maximum capacity of 50 persons per acre of gross lot area exclusive of the ultimate right-of- way and shall be limited to no more than 500 persons, and any outdoor event with an excess of 300 persons (hereinafter a "large outdoor event") shall require an additional large outdoor event permit from the Township, on the form designated by the Township for such an event, at least five business days in advance of the event;
(i) 
Outdoor events permitted by this section are limited to three events per calendar month at a property;
(j) 
The property owner shall agree to a maximum capacity for the outdoor event space, and shall provide one off-street parking space for every two persons of capacity agreed to by the property owner for the outdoor event space, which number may include existing or proposed parking spaces for the principal use as a place of worship;
(k) 
If an outdoor event utilizes a portion of the parking area such that parking spaces cannot be used for parking, the maximum capacity shall be reduced accordingly based on the remaining usable parking spaces (e.g., the maximum capacity is 200 persons with a parking lot with 100 spaces, but 50 are used for the event and cannot accommodate vehicles, the capacity must be reduced to 100 persons);
(l) 
If multiple events are conducted simultaneously indoors and outdoors (e.g., religious service conducted indoors while a social event is conducted outdoors), the combined maximum capacity for both uses shall be reduced based on the number of available parking spaces relative to the required parking spaces for each use [e.g., if 100 spaces are required for a 400-person religious service (one space per four seats) and 100 spaces are required for a 200-person outdoor event (one space per two persons of capacity), but only 100 spaces are available, the maximum capacity may be reduced to 200 persons for the religious service and 100 persons for the outdoor event, or a comparable reduction such that the number of parking spaces provided meets the terms of this chapter]. This shall not apply to single events that move from indoors to outdoors, or vice versa, (e.g., a wedding conducted indoors but an associated reception is conducted outdoors);
(m) 
No events shall utilize audio equipment, play music, or otherwise generate noise audible from a property line before 9:00 a.m. and after 9:00 p.m., Sunday through Thursday, and before 9:00 a.m. and after 10:00 p.m., Friday and Saturday.
H. 
Institutional headquarters of a nonprofit organization.
I. 
Group home, as defined in § 275-45, pursuant to the standards of §§ 275-60 and 275-74. Multifamily dwellings occupied primarily by the elderly and handicapped or disabled persons and necessary support staff, subject to the requirements of the Federal Fair Housing Act,[1] as amended.
[1]
Editor's Note: See 42 U.S.C. § 3601 et seq.
J. 
Outpatient medical facilities.
Conditional uses in this district include:
A. 
County, state, and federal parks and open space, including but not limited to the Upper Perkiomen Valley Park, held for conservation, recreation, and open space preservation, subject to the following additional requirements:
(1) 
Parks are limited to uses of a nonintensive nature including, but not limited to, picnic areas, playing fields, bridle trails, hiking, bicycling, fishing, ice skating, overnight camping, wildlife sanctuary, boating, playgrounds, and tennis.
B. 
Licensed institution for care of the elderly, handicapped, or mentally ill including personal care, intermediate care, and skilled care facilities.
C. 
Concessions on public lands including refreshment stands, boat rentals, stables for boarding or renting horses, and similar activities whenever Township regulations are not preempted by another jurisdiction. Concessions shall be subject to the following additional requirements:
(1) 
Concessions shall be buffered from residential districts or uses and shall not use amplified sound.
(2) 
Concessions shall be located at least 75 feet from the property line of any properties zoned or used for residential purposes.
D. 
Any similar institutional use permitted as a conditional use by the Board of Supervisors.
All uses in the Institutional Overlay District shall comply with the development standards below in addition to all applicable regulations found in the underlying zoning district. Where duplicate standards appear, the Institutional Overlay District standards shall apply.
A. 
Traffic and access. The applicant shall demonstrate to the Township Engineer and the Board of Supervisors for conditional use applications or the Zoning Hearing Board for special exception applications that satisfactory provisions are made to prevent traffic congestion and hazards to the surrounding area. Provisions shall be made for safe and efficient ingress and egress to and from the property. The Board of Supervisors or Zoning Hearing Board may require a traffic impact study for any use in this district when it determines, after consulting with the Township Engineer, that such a study is necessary to demonstrate the adequacy of the access points and streets for accommodating the traffic generated by the proposed use. Existing residential areas shall not be infringed upon by significant volumes of traffic from the proposed use.
B. 
Water. If expected demand for water is in excess of 500 gallons per day, the applicant shall demonstrate to the Board of Supervisors for conditional use applications or the Zoning Hearing Board for special exception applications that a well on the site will not adversely affect existing water supply systems in the area.
C. 
Neighborhood impact. The impact of the proposed use on the surrounding properties and neighborhood shall be considered. The use shall not adversely affect the general welfare or orderly development of the general neighborhood in which it is proposed. The scale, form, and appearance of structures and open space shall be compatible with the general character of the residential area. The applicant is encouraged to present evidence on the need for the proposed use including data on the location of other similar uses in the Township and surrounding areas.
In order to enhance the aesthetic character of the community, suitable vegetation shall be planted along streets, between lots, and between zoning districts as follows:
A. 
Screening buffer.
(1) 
Screening buffers shall be provided when institutional uses abut property used or zoned for residential or other institutional uses.
(2) 
The screen buffer area shall be a minimum of 25 feet in width along any property line and 40 feet in width along any residentially zoned property line. The screen buffer area shall contain a privacy fence, hedge, evergreens, shrubbery or suitable vegetation of sufficient planted density to provide a total visual screening consistent with the topography, the existing vegetation, and the use of adjacent land. Whenever possible, the owner shall make every effort to retain existing natural screening, such as vegetation and topography. Screening buffers must be developed in accordance with the provisions of Chapter 215, Subdivision and Land Development (driveways and utilities are permitted in the required buffer area so long as a total visual screen is provided).
(3) 
Where any existing or proposed buildings, driveways, or parking areas are located within the 100-foot setback immediately adjacent to a property zoned or used for residential purposes, the Zoning Hearing Board may impose additional buffering requirements in excess of those described in § 275-167 as deemed necessary to protect adjoining residential property owners.
B. 
Softening buffers. Softening buffers shall be provided when institutional uses abut nonresidential uses and districts. The minimum number of trees and shrubs shall be as follows:
(1) 
One shade tree per 100 feet of property line.
(2) 
One evergreen and one flowering tree, or three flowering or evergreen shrubs, per 150 feet of property line.
A. 
Minimum gross lot area exclusive of the ultimate right-of-way shall be one acre. Note: Refer to Article XI for determination of actual allowable lot size(s).
B. 
Minimum lot width: 150 feet.
C. 
Minimum building setback:
(1) 
From ultimate right-of-way: 50 feet.
(2) 
From all other property lines: 50 feet.
D. 
Maximum building height: 35 feet.
E. 
Maximum building coverage: 30% of gross lot area exclusive of the ultimate right- of-way.
F. 
Maximum impervious coverage: 50% of gross lot area exclusive of the ultimate right-of-way.
G. 
Minimum vegetation, trees or landscaping: 50% of gross lot area exclusive of the ultimate right-of-way.
H. 
Minimum distance between buildings: 25 feet.
I. 
Minimum parking area setback:
(1) 
From ultimate right-of-way: 25 feet.
(2) 
From buildings: 15 feet.
(3) 
From property lines: 25 feet (40 feet from the property line of any properties zoned or used for residential purposes).
J. 
Minimum driveway setback: 15 feet or the width of the required buffer depending on whichever is greater.
A. 
Minimum gross lot area exclusive of the ultimate right-of-way shall be five acres.
B. 
Minimum width at building setback line: 400 feet.
C. 
Minimum street frontage: 200 feet.
D. 
Minimum building setback:
(1) 
From ultimate right-of-way: 100 feet.
(2) 
From all other property lines: 100 feet.
(3) 
Where an existing building is located within the required 100-foot setback, the existing building may be used for a library or museum open to the public use; however, no accessory outdoor event space associated with such a use may be located within the required seventy-five-foot setback.
E. 
Maximum building height: 45 feet.
F. 
Maximum horizontal building dimension:
(1) 
Lot size less than 10 acres: 200 feet.
(2) 
Lot size 10 acres or more: 400 feet.
G. 
Maximum building coverage: 20% of gross lot area exclusive of the ultimate right- of-way.
H. 
Maximum impervious coverage: 50% of gross lot area exclusive of the ultimate right-of-way.
I. 
Minimum vegetation, trees or landscaping: 50% of gross lot area exclusive of the ultimate right-of-way.
J. 
Minimum distance between buildings: 40 feet.
K. 
Minimum parking area setback:
(1) 
From ultimate right-of-way: 50 feet.
(2) 
From buildings: 20 feet.
(3) 
From property lines: 50 feet.
In addition to any requirements listed in §§ 275-164, 275-165 and/or 275-169, the conditional uses and special exceptions may be authorized by the Board of Supervisors or the Zoning Hearing Board in accordance with the criteria below along with all applicable regulations found in the underlying zoning district or generally applicable to all uses in the Zoning Ordinance. Where duplicate standards appear, the standard set forth in this section (Institutional Overlay District) shall apply.
A. 
A community impact analysis shall be submitted containing the following information for review by the Township Planning Commission and the Board of Supervisors for conditional uses and by the Planning Commission and Zoning Hearing Board for special exceptions:
(1) 
The compatibility of the proposed development with land uses that are adjacent to the site, and consistency with the Upper Perkiomen Valley Regional Comprehensive Plan.
(2) 
The impact of the proposed development on sensitive natural areas including floodplains, steep slopes, woodlands, waterways, recreational areas, and conservation areas.
(3) 
The impact of the development on utilities, including but not limited to sewage disposal, public and private water supply, solid waste disposal, storm drainage, and electrical utilities, and the provision of police and fire protection.
(4) 
A traffic impact study may be required by the Board of Supervisors for conditional use applications or the Zoning Hearing Board for special exception applications, as required by § 275-72.
(5) 
Documentation of on-site or off-site improvements proposed to alleviate any projected negative impacts of the development.
(6) 
Determination that the proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood and that the use of the adjacent property is adequately safeguarded.
B. 
The applicant will present to the Board of Supervisors or the Zoning Hearing Board how the proposed use shall not generate noise, noxious odors, air pollution, light pollution, or glare, or result in pedestrian-vehicular conflict or other safety hazards to people or property. Outdoor recreation facilities and event spaces shall only be permitted where the noise and/or light generated by the use will have a minimal impact on nearby residential uses.
C. 
Outdoor storage, waste disposal, and loading areas shall be screened from streets and adjacent uses to preserve the character of the surrounding area. Such activities shall be located to the rear of structures. The location and design of parking areas shall be in harmony with preserving the general appearance and character of the area.
D. 
Building design. The scale, form, and appearance of structures shall be compatible with the general character of the residential area. The applicant shall present evidence to the Board of Supervisors or the Zoning Hearing Board that the proposed structures are compatible. The Board of Supervisors or the Zoning Hearing Board will use the underlying zoning district design regulations or, when appropriate, the building design regulations found in the Village Commercial Zoning District and/or the Commercial Mixed-Use Zoning District as the standard for their approval.