It is the intent of the Institutional Overlay
District to:
A.
Provide suitable areas within the Township to accommodate
emergency, medical, treatment, 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.
C.
Relate specific types of uses to appropriate setbacks,
based on intensity of use.
D.
Promote the development of safe and affordable housing
for elderly persons and to ensure that such housing provides accessibility
to essential community facilities and services.
The Institutional Overlay District shall be
an overlay to the existing or hereafter created underlying districts
as shown on the Zoning Map.[1] 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 the Institutional Overlay District and those of any
underlying district, the more restrictive provisions shall apply.
C.
A change in the underlying zoning shall not affect
the classification of any land zoned as the Institutional Overlay
District.
D.
Whenever the Institutional Overlay District is declared
inapplicable to any land by administrative or judicial action or whenever
the Township deletes land from the district, the underlying zoning
classification for the subject land shall apply.
[1]
Editor's Note: The Zoning Map is on file in
the Township offices.
The following uses shall be permitted in the
Institutional Overlay District:
The following conditional uses are permitted when authorized by the Board of Supervisors pursuant to the procedural requirements set forth in § 143-212 below:
A.
The following licensed institutions: medical and surgical
hospital, sanitarium, rehabilitation hospital, hospital for care of
the mentally ill, subject to the following additional requirements:
(1)
The proposed use shall be served by public sewer and
water facilities.
(2)
The proposed site shall have direct access to a feeder
or higher classification street and shall not have driveway access
to local or residential streets whenever possible. The adopted ultimate
right-of-way map shall be used to determine street classification.
(3)
Existing residential areas shall not be infringed
upon by significant increases in traffic volumes from the proposed
facility as determined by the Board of Supervisors.
B.
Penal or correctional facilities, including prisons,
prison farms and reform schools.
C.
Licensed institution for care of the handicapped or elderly, including skilled nursing care, personal care and intermediate care facilities. The following accessory uses are authorized in connection with the conditional use under this Subsection C:
(1)
Parking in garages or parking lots of automobiles
or other vehicles providing transportation services to occupants of
the dwelling units or institutional facilities.
(2)
Congregate dining facilities.
(3)
Auditoriums, activity and craft rooms, libraries,
lounges, fitness facilities, swimming pools and other similar recreational/social
facilities to provide services to the occupants of the dwelling units
or institutional facilities.
(4)
Office, retail and service facilities to serve the
needs of the occupants and which may be used only by the occupants
of the dwelling units or institutional facilities and their guests
and invitee(s), including but not limited to a doctor's office, pharmacy,
variety store, gift shop, coffee shop, post office, beauty shop or
any combination thereof.
(5)
Administrative office and maintenance facility.
(6)
Recreational facilities.
D.
Multifamily dwellings, single-family detached, single-family attached, single-family semidetached (twins) and duplex dwellings occupied primarily by the elderly or handicapped or disabled persons and necessary support staff. The requirements of this section concerning dwellings for the elderly are met if at least 80% of the dwelling units are occupied by at least one person 55 years of age or older. Dwelling units shall be limited to two bedrooms or less. The following accessory uses are authorized in connection with the conditional use under this Subsection D:
(1)
Parking in garages or parking lots of automobiles
or other vehicles providing transportation services to occupants of
the dwelling units or institutional facilities.
(2)
Congregate dining facilities.
(3)
Auditoriums, activity and craft rooms, libraries,
lounges, fitness facilities, swimming pools and other similar recreational/social
facilities to provide services to the occupants of the dwelling units
or institutional facilities.
(4)
Office, retail and service facilities to serve the
needs of the occupants and which may be used only by the occupants
of the dwelling units or institutional facilities and their guests
and invitee(s), including but not limited to a doctor's office, pharmacy,
variety store, gift shop, coffee shop, post office, beauty shop or
any combination thereof.
(5)
Administrative office and maintenance facility.
(6)
Recreational facilities.
E.
Residential life-care facility for the elderly consisting of the uses provided in Subsection C herein and any combination of independent living units in the forms specified in Subsection D herein. Accessory uses authorized in connection with the uses in Subsections C and D are authorized in connection with a residential life-care facility as well.
[Added 7-15-1999 by Ord. No. 433]
The following special exception uses shall be permitted in the Institutional Overlay District: adult uses, pursuant to the regulations contained in Article XXVIII.
The dimensional standards for permitted uses
shall be in compliance with the following unless a specific standard
is specified elsewhere in this article for the use:
A.
Minimum lot size: two acres.
B.
Minimum lot width at building setback line: 200 feet.
C.
Minimum street frontage: 100 feet.
E.
Maximum building height: 35 feet.
F.
Maximum building coverage: 30%.
G.
Maximum impervious coverage: 50%.
H.
Minimum vegetation, trees or landscaping: 30%.
I.
Minimum distance between building(s): 25 feet.
The dimensional standards for conditional uses
shall be in compliance with the following unless a specific standard
is specified elsewhere in this article for the use:
A.
Minimum lot size: five acres.
B.
Minimum lot width: 400 feet.
C.
Minimum street frontage: 200 feet.
F.
Maximum building height: 45 feet or the building height
permitted in the underlying zoning district, whichever is less restrictive.
[Amended 8-21-2003 by Ord. No. 489]
H.
Maximum building coverage: 20%.
I.
Maximum impervious coverage: 50%.
J.
Minimum vegetation, trees or landscaping: 50%.
K.
Minimum distance between buildings:
[Amended 7-15-1999 by Ord. No. 433; 4-4-2002 by Ord. No. 466]
M.
Development density. Uses developed pursuant to § 143-208C, D and E shall adhere to the maximum densities established herein:
[Added 7-15-1999 by Ord. No. 433]
(1)
In computing density, an adjusted net tract area shall
first be computed, upon which the density for these uses is based.
Adjusted net tract area is determined by deducting the sum of the
areas attributable to the following factors from the gross tract area:
(a)
One hundred percent of the legal right-of-way
of existing streets;
(b)
One hundred percent of other public rights-of-way;
(c)
One hundred percent of floodplains as defined
by the Floodplain Conservation District of this chapter;
(d)
One hundred percent of any wetlands; and
(e)
Thirty-three percent of steep slopes as defined
by the Steep Slope Conservation District.
(2)
The following densities are the maximum permitted
for the uses listed and are computed as dwelling units per adjusted
net tract area. These are maximums permissible and may not be achievable
in any specific development because of a site's physical features,
shape or other factors:
The Board of Supervisors shall determine that
the following standards are met prior to granting approval of a conditional
use:
A.
A community impact analysis shall be submitted to
the Township containing the following information for review by the
Township Planning Commission and the Board of Supervisors:
(1)
The compatibility of the proposed development with
land uses that are adjacent to the site and consistency with the Lower
Providence Comprehensive Plan.
(2)
The impact of the proposed development on sensitive
natural areas, including floodplains, steep slopes, woodlands, waterways,
recreational areas and conservative areas.
(3)
The impact of the development on public utilities,
including sewage disposal, storm drainage and electrical utilities
and the provision of police and fire protection.
(5)
Documentation of on-site or off-site improvements
proposed to alleviate any projected negative impacts of the development.
B.
The use shall not generate excessive noise, noxious
odors, air pollution or glare or result in pedestrian-vehicular conflict
or other safety hazards to people or property. Artificial light shall
be directed away from adjacent property and buildings. Artificial
lighting shall be located to avoid shining into habitable room windows
off site. Outdoor recreation facilities shall only be permitted where
the noise generated by the use will have a minimal impact on nearby
residential uses and where hazards, such as golf balls in flight,
are contained on the site to the maximum extent possible.
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.
Applications for conditional uses shall include, as
a minimum, a tentative sketch plan with sufficient data to document
compliance with the standards and criteria of this section. The Board
of Supervisors may request that the applicant submit additional information
to permit the Board to evaluate the impacts of the conditional use.
E.
The applicant shall demonstrate that appropriate measures
can be designed, imposed and enforced which will alleviate any negative
impacts projected as a result of the development.
F.
The applicant shall demonstrate in plan form the presence
of both active and passive open space and recreation areas provided
for the relevant population within the development. The plan should
include indoor and/or outdoor recreational facilities within the development
with amenities such as walking paths, community gardens, outdoor seating
area, plazas and covered walkways encouraged, provided that stormwater
management calculations shall include any impervious surface anticipated
by these facilities.
[Amended 7-15-1999 by Ord. No. 433]
G.
Covered walkways. The design of a covered walkway
system shall be required by the Township Fire Marshal and found acceptable
for fire, safety and emergency access.
Any use in the Institutional District shall
comply with the development standards below:
A.
Traffic and access. The applicant shall demonstrate
to the Township Engineer and the Board of Supervisors 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 development. The Board of Supervisors
may require a traffic impact study for any use in this district when
they determine, 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.
Sewer and water. Use over 5,000 square feet gross
floor area shall be served by public sewer. If public water is not
available and if the demand is in excess of 500 gallons per day, the
applicant shall demonstrate to the Board of Supervisors 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 effect the general welfare and orderly
development of the general neighborhood in which it is proposed.
[Amended 7-15-1999 by Ord. No. 433]
(1)
The scale, form and appearance of structures and open
space shall be compatible with the general character of any adjacent
residential area.
(2)
The applicant shall submit profile drawings showing
the views into the proposed development from adjacent properties which
are either used for or zoned to permit single-family detached residential
uses and which will have a view of any proposed building greater than
two stories in height.
(a)
The views shall be taken from a point on each
adjacent property at the minimum rear or side yard setback (depending
upon whether a rear or side lot line abuts the proposed development)
where the proposed development will be most visible. The view shall
be taken from a height of 5 1/2 feet above grade at the designated
point. Depending upon specific circumstances of a proposed development,
the Township reserves the right to request additional profiles or
to request the view be considered from a different point or from a
different height.
(b)
The views shall be drawn with identical horizontal
and vertical scales. The scale shall be no less than one inch equals
20 feet.
(c)
Views shall show proposed buildings, or portions
thereof, which would be seen from the prescribed vantage point. Proposed
landscaping and berming which would be installed as part of the proposed
development should also be shown so that their impact on the views
can be evaluated.
(d)
Wherever the views indicate that a building,
or portion thereof, greater than two stories will be clearly visible,
the applicant shall propose mitigating actions. These may include
relocating the building, reducing the building's height, adding landscaping
and/or berms or other appropriate actions to be approved by the Township.
(3)
The proposed development shall have a consistent architectural theme throughout. In order to provide architectural interest in larger buildings, the applicant shall follow the recommendations contained in § 143-28 of this chapter.
(4)
The applicant shall present evidence on the need for
the proposed use, including data on the location of similar uses in
the Township and surrounding areas.
A traffic impact study shall be submitted simultaneously
with an application for any conditional use. A traffic impact study
may be required by the Board of Supervisors for other uses in the
district when the proposed site is determined to be a congested area
by the Board of Supervisors and/or when a traffic impact study is
deemed necessary by the Board of Supervisors to evaluate the community
impact of any proposed development. Whenever a traffic impact study
is required, the preliminary plan shall be considered incomplete until
the required traffic impact study shall be prepared by a professional
traffic engineer and shall contain the following:
A.
A study impact area agreed to by the Township Engineer.
B.
An inventory of site conditions which shall include:
(1)
A sketch plan of the proposed development.
(2)
Existing average daily traffic (ADT) on roads within
the study area. This shall include traffic volumes at peak highway
hours and at peak development generated hours.
(3)
Existing levels of service (A through F) as defined
in the Highway Capacity Manual of the Institute of Transportation
Engineers on roads and intersections within the study area. The level
of service for signalized intersections refers to the average stopped
delay per vehicle during a fifteen-minute analysis period.
(4)
List of pending or proposed development within a reasonable
distance of the development and impacted intersections. The Township
Engineer shall prepare this list.
(5)
Other information requested by the Township Engineer.
[Amended 7-15-1999 by Ord. No. 433]
Where an institutional use abuts a noninstitutional use or district, a screen buffer at least 25 feet wide shall be provided along the property boundary between the districts or uses. The buffer shall be designed according to the requirements of § 123-50C of the Subdivision and Land Development Ordinance[1] with a mixture of deciduous and coniferous trees. The provisions of § 123-50C(3) shall be followed, unless the Township concurs with the applicant that this is impractical due to unique site characteristics.
All institutional uses shall be landscaped in
accordance with the following requirements:
A.
Internal landscaping of all parking areas shall be
provided in compliance with the Subdivision and Land Development Ordinance.
B.
Perimeter landscaping shall be provided along all
road rights-of-way and property lines abutting other nonresidential
uses, in compliance with the Subdivision and Land Development Ordinance.
The applicant shall guarantee that any development
constructed under the provisions of this article as elderly housing
shall be used as elderly housing as defined in this chapter.
