[Amended 6-21-1993 by Ord. No. HR-205; 6-21-1993 by Ord. No. HR-206; 4-4-1994 by Ord. No. HR-226; 4-4-1994 by Ord. No. HR-207; 12-12-1994 by Ord. No. HR-236; 7-16-2001 by Ord. No. HR-299; 5-1-2006 by Ord. No. 352]
The Institutional Overlay District, which shall overlay and supplement underlying districts, except that the Institutional Overlay District shall not overlay or supplement the RC Rural-Conservation District, LI Limited Industrial District and PIP Planned Industrial Park District, is established to promote and protect the health, safety and general welfare of the citizens of Tredyffrin Township. These general goals and objectives include, among others, the following specific purposes:
A. 
To promote suitable areas within the Township for appropriate institutional uses which are compatible with and complementary to the surrounding community.
B. 
To provide for the special needs of older citizens close to family and friends.
C. 
To encourage the development of institutions with consideration for the welfare of the surrounding residential neighborhoods and adjacent nonresidential uses.
D. 
To encourage institutional development to take place in those areas of the Township convenient to public transportation and pedestrian accessways.
The following provisions shall apply to the Institutional 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 land is otherwise deleted from the Institutional Overlay District, the underlying zoning classification for the subject and shall apply.
When authorized as a conditional use, land, a building or a group of buildings may be used or occupied for any of the following purposes and no other, subject to the general standards prescribed in §§ 208-105 and 208-117:
A. 
Residential care facilities for older persons providing permanent residential accommodations, including but not limited to independent living units (those having full living accommodations) and one or more of the following:
(1) 
Assisted or personal care units, which include the provision for meal service for substantially all meals, medication assistance and other personal care services.
(2) 
Intermediate care units intended for permanent occupancy by persons who require intermediate care in a facility licensed by the Pennsylvania Department of Health to provide such care pursuant to 55 Pa. Code § 1181.1 et seq. Intermediate care and skilled care units shall not include kitchens and other such facilities found in independent living units.
(3) 
Skilled nursing facility with units intended for permanent occupancy by persons who require skilled care in a facility licensed by the Pennsylvania Department of Health to provide such care pursuant to 55 Pa. Code § 1181.1 et seq. Intermediate care and skilled care units shall not include kitchens and other such facilities found in independent living units.
(4) 
Infirmary beds, intended for temporary occupancy by residents needing assistance above and beyond that available in their assisted or personal care or independent living units.
(5) 
Support service facilities, including community facilities, congregate dining facilities, personal care and health care services, including temporary infirmary beds and care for not more than 10% of the maximum bed population of the residential care facility for older persons to which these services are associated or 25 beds, whichever is lesser. These services shall be for the exclusive use of the residents of the associated facility except that they may be open to nonresidents during the first three years of the facilities operation.
B. 
Health care facility or skilled nursing facility.
C. 
Church, temple, synagogue, mosque or similar place of worship; convent, monastery or similar religious institutions, including rectory or parish house, and accessory uses as permitted below.
D. 
Elementary, secondary and postsecondary schools.
E. 
Nursery school for the care of children or day-care center for the care of children or adults, which shall include, in addition to the general parking requirements of § 208-103, an off-street dropoff area sufficient to accommodate not less than one vehicle per five individuals enrolled.
F. 
Accessory uses including:
(1) 
Play or recreation facility. Any area for play or recreation shall be fenced or otherwise screened from an adjacent property line and shall be located so as to minimize disturbance to neighboring properties.
(2) 
Dormitory.
(3) 
Living accommodations for watchmen, caretakers or the staff or employees of a permitted institution.
(4) 
Auditorium.
(5) 
Religious school, nursery school or day-care center which shall include, in addition to the general parking requirements of § 208-103, an off-street drop-off area sufficient to accommodate not less than one vehicle per five individuals enrolled.
(6) 
An accessory use which constitutes a commercial use serving a population beyond that of the religious institution shall be permitted when authorized as a conditional use. Conditional use approval separate and apart from the conditional use approval required for the primary use shall be required for any accessory use which constitutes a commercial use serving a population beyond that of the religious institution, and the applicant shall demonstrate to the reasonable satisfaction of the Board of Supervisors that:
[Added 12-1-2008 by Ord. No. HR-373]
(a) 
The commercial use shall be consistent with the nature and character of the immediately surrounding community; and
(b) 
The cumulative floor area of a building devoted to any such commercial use will be limited to a maximum of 50% of the floor area of the entire primary building; and
(c) 
The proposed commercial use will not detrimentally affect traffic on any streets adjacent to the subject property or at any intersections providing access to the subject property; and
(d) 
Traffic circulation on the subject property will be adequate to serve the proposed use of the subject property; and
(e) 
At least 75% of the gross revenues generated by the proposed commercial use shall be payable to the religious institution; and
(f) 
When the proposed commercial use is a nursery school or day-care center, the applicant shall demonstrate, to the reasonable satisfaction of the Board of Supervisors, the following in addition to the standards listed above:
[1] 
In addition to the general parking requirements of § 208-103, an off-street dropoff area sufficient to accommodate not less than one vehicle per five individuals enrolled; and
[2] 
Any outdoor area for play or recreation will be fenced or otherwise screened from an adjacent property line and shall be located so as to minimize unreasonable disturbance to neighboring properties; and
[3] 
The facility shall be licensed by the applicable departments of the Commonwealth of Pennsylvania and comply with their regulations.
Every building or use shall comply with the following requirements. In the case of a group or combination of buildings erected on a lot in accordance with a unified plan, the group as a unit shall comply.
A. 
Lot area and width. The lot area shall not be less than 10 acres and the lot width shall not be less than 400 feet, with a minimum of 200 feet of frontage on an arterial highway or collector road as designated by the Township Comprehensive Plan, as amended from time to time.
B. 
Height. The height of any building shall not exceed 42 feet. The height limitation may be allowed to be increased to a maximum of 45 feet for a three-story building if the design of the building maintains a residential character; and incorporates a sloping visible roof and/or projecting, sloping eaves with the appearance of a roof, the surfaces of which must be covered with a material similar to those used for residential roofs.
C. 
Building and impervious coverage.
(1) 
Coverage requirement. The building coverage and impervious coverage requirements shall comply with that permitted for the underlying zoning district; provided, however, that no more than 30% of the lot area may be occupied by impervious surface.
(2) 
Impervious coverage increase. If the lot currently includes impervious surface that is deficient in terms of stormwater management standards, then the maximum impervious coverage requirements may, with the approval of the Planning Commission, be increased to 35% of the lot area, subject to the following conditions:
(a) 
All new impervious surface construction shall be designed to current Township stormwater control standards.
(b) 
Any existing impervious surface that is to remain on the site shall be redesigned and renovated to bring it into compliance with current Township stormwater control standards.
(c) 
All new stormwater management facilities shall be designed so that the maximum rates of outflow shall not exceed the rates that would occur if no bonus coverage was present on the site.
D. 
Building placement. The following building placement restrictions shall apply:
(1) 
When a portion of the perimeter of the tract abuts a nonresidential use or district, all structures shall be a minimum of 50 feet from that portion of the perimeter.
(2) 
When a portion of the perimeter of the tract abuts any residential use or district, all structures shall be a minimum of 100 feet from that perimeter.
(3) 
No lot line of a facility permitted hereunder may be closer than 2,640 feet to the lot line of another such facility.
(4) 
All structures shall be located a minimum of 65 feet from a street right-of-way line.
(5) 
All parking and service areas shall be located a minimum of 50 feet from a street right-of-way or other property line and subject to the standards prescribed in § 208-103. Notwithstanding those requirements, no service area may abut a residential use or district unless completely enclosed by solid fencing, walls, buildings or a combination thereof, the purpose of which is to buffer noise.
(6) 
If the underlying district is residential, the greatest dimension in length or depth of a building shall not exceed 250 feet and no building connectors shall exceed 80 feet in length.
(7) 
If the underlying district is residential, in no case shall the width of a building or the aggregate widths of buildings fronting on a street exceed 50% of the width of the property on that street. The computation of the width of such buildings shall include all buildings and parts thereof which are intersected by a line projecting from the street line at a ninety-degree angle.
E. 
Density requirements for residential care facilities for older persons.
(1) 
Density for residential care facilities for older persons shall be calculated in terms of the number of beds for permanent use. The initial bedroom in each independent living unit and the initial bed in each assisted or personal care unit shall count as one bed, and each additional bedroom in that independent living unit or bed in that assisted or personal care unit shall count as 0.6 of a bed. An "efficiency" or "studio" type independent living unit shall count as one bed. Each assisted or personal care bedroom shall be deemed an assisted or personal care unit. For each intermediate care unit and each skilled care unit, density shall be based on actual beds. The number of beds provided in intermediate care and skilled care unit shall not constitute more than 25% of the total number of beds in the residential care facility.
(2) 
The total allowable number of beds for the residential care facility shall be calculated on the basis of lot area, as defined in § 208-6, and the type of underlying zoning district. Density in mixed residential/nonresidential districts shall be based on the residential use(s) permitted in that district.
(a) 
Single-family detached: eight beds times the number of single-family dwellings allowed per acre.
(b) 
Single-family semidetached and two-family semidetached, single-family attached and multifamily or apartment: 2,900 square feet of lot area per bed.
(c) 
Nonresidential districts: maximum density of 30 beds per acre.
(3) 
Any proposed permanent change to the ratio of the types of units provided in a residential care facility shall constitute a modification of the conditional use requiring a new conditional use approval upon application to the Board of Supervisors.
F. 
Buffer. Along each property line which directly abuts a residential district or use, a buffer area not less than 25 feet in width shall be provided, subject to the provisions of § 208-102B.
The special development regulations provided in § 208-102 and the following additional requirements shall apply:
A. 
Facilities located in or adjoining a residential district or use shall have a residential design complementary to surrounding buildings.
B. 
Every facility must have two vehicular access points from a street or road which are a minimum of 200 feet apart when measured from the outer edge of the driveway. These vehicular access points may be from a local road which intersects with an arterial highway or collector road, provided that access from a local road shall be as close to the arterial highway or collector road as permitted by safety and engineering design parameters.