[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.
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.
