Lower Salford Township
City Zoning Code
City Zoning Code
ARTICLE XIVA
Institutional Regulations
§ 164-85.1 Legislative intent.
In expansion of the community development objectives contained in Article II of this chapter and in support of the goals and objectives in the Township Comprehensive Plan, it is the intent of the institutional regulations to regulate the development of institutional uses permitted by the majority of zoning districts in the Township. Further, it is the intent of this article to:
§ 164-85.2 Applicability.
The regulations of this article apply to institutional uses permitted in all zoning districts in the Township except the VC Village Commercial and MU Mixed-Use Districts, which have their own regulations governing institutional uses. These regulations shall also apply to nonconforming institutional uses in connection with any proposed expansion of such nonconforming use, except nonconforming institutional uses located in the VC Village Commercial and MU Mixed-Use Districts.
§ 164-85.3 Classification of uses.
The institutional uses listed in this article have been divided into three classes of institutional uses. Some zoning districts permit all three classes of institutional uses, while some only permit one or two classes. Each of the following uses is permitted, provided that all requirements of this article are met and provided that the class of institutional use is listed as a permitted or conditional use in the zoning district in which the property is located.
A.
Class One institutional uses.
(1)
Churches or other places of worship.
(2)
Cemeteries, provided that the cemetery is on a lot 10 net acres or larger in size, graves are set back at least 25 feet from property and street ultimate rights-of-way lines, buildings and mausoleums are set back at least 100 feet from property lines and the cemetery has no crematoria.
(3)
Historic monuments.
(4)
Museums.
(5)
Elementary schools, including accessory group living quarters for students on the same property.
(6)
Middle, junior high and senior high schools, including accessory group living quarters for students on the same property.
(7)
Colleges, universities and theological schools, including accessory group living quarters for students on the same property.
(8)
Convents, monasteries or similar religious facilities.
(9)
Noncommercial parks and playgrounds, excluding miniature golf courses, batting cages, golf driving ranges, racetracks, amusement parks and similar intense uses, provided that total impervious coverage does not exceed 5% of the gross tract acreage.
(10)
Nature preserves, forest preserves and nature centers, provided that building coverage does not exceed 1% of net lot area.
(11)
Educational camps, provided that the camp is located on a lot 10 net acres or larger in size and building coverage does not exceed 5% of net lot area.
B.
Class Two institutional uses.
(1)
Nursing homes and personal care facilities, provided that the use is located on a lot two net acres or larger in size.
(2)
Medical hospitals, surgical hospitals and rehabilitation clinics, provided that the use is located on a lot five net acres or larger in size.
(3)
Life-care facilities, provided that the use is located on a lot 20 net acres or larger in size and independent living units comprise no more than 40% of the total number of dwelling units and/or beds on the lot.
(4)
Institutional group living quarters.
(5)
Community centers and senior centers.
(6)
Library.
(7)
Day-care centers, nursery schools and similar uses, provided that the proposed use meets all applicable regulations of the State of Pennsylvania for licensing and/or certification, including but not limited to classroom size and space, recreational space, sanitary facilities and teacher certification. When the proposed use is located in a residential district, no more than 20 children may be accommodated at one time and no parking shall be permitted within the front yard area. Outdoor play areas shall be fenced with a fence that is at least four feet in height.
(8)
Post offices.
[Added 5-20-1999 by Ord. No. 99-8]
C.
Class Three institutional uses.
§ 164-85.4 Dimensional standards.
The following dimensional standards apply to institutional uses, unless a different standard is required by § 164-85.3 above.
A.
Institutional uses shall comply with the minimum net lot size of the zoning district in which the use is located. Notwithstanding the foregoing, the minimum net lot size of any parcel containing a Class One institutional use shall be twice the minimum net lot size required in the zoning district in which the use is located.
[Amended 6-1-2016 by Ord. No. 2016-03]
B.
Institutional uses shall meet the minimum lot width of the zoning district in which the use is located.
C.
Institutional buildings shall always meet the minimum front, side and rear yard building setback of the district in which the building is located. In addition, institutional buildings shall also meet the following setback requirements:
(1)
Institutional buildings with a gross floor area of less than 50,000 square feet shall be set back at least 50 feet from residential property lines.
(2)
Institutional buildings with a gross floor area of 50,000 square feet or more shall be set back at least 100 feet from residential property lines.
(3)
Accessory buildings shall meet all primary building setback requirements.
D.
The minimum setback between buildings on the same property is 25 feet.
E.
Parking lots and driveways shall be set back at least 30 feet from residential property lines. Parking lots with 100 or more cars shall be set back at least 40 feet from residential property lines.
F.
Outdoor recreation areas shall be set back at least 30 feet from residential property lines.
G.
Off-street loading and/or trash disposal areas shall be set back at least 80 feet from residential property lines and 25 feet from all other property lines and may not be located in front yard areas.
J.
Maximum density or beds of institutional group living quarters.
[Amended 1-4-1999 by Ord. No. 99-2]
(1)
Class One institutional uses: five dwelling units per net acre; when it is not possible to distinguish distinct dwelling units, 7 1/2 beds per net acre.
(2)
Class Two institutional uses: 10 dwelling units per net acre; when it is not possible to distinguish distinct dwelling units, 15 beds per net acre.
K.
Institutional uses shall not exceed the maximum permitted height of the zoning district in which the use is located.
§ 164-85.5 Additional regulations.
A.
Institutional properties must be located on a feeder or higher classification road.
B.
Primary driveway access must be from a feeder or higher classification road.
C.
Properties with frontages of 600 feet or less on any individual street are only permitted one driveway intersection per street. Properties with frontages greater than 600 feet may be permitted a maximum of two driveways per street frontage, provided that such driveways are at least 300 feet apart.
D.
Passenger drop-off/pick-up area. Day-care centers, nursery schools, elementary schools, junior high schools, hospitals, rehabilitation clinics and other uses where individuals will be dropped off or picked up shall meet the following requirements:
(1)
Drop-off/pick-up areas shall be located off-street and as close to entrances as possible. When located along driveways, the drop-off areas shall not interfere with the proper functioning of the driveway. When located in parking areas, the drop-off areas shall not block parking spaces or parking aisles. All drop-off areas shall be provided in addition to the number of required parking spaces.
(2)
One drop-off space, with the same dimensions as a parking space, shall be provided for every 10 children, clients, patients or other individuals who will be dropped off by individual vehicles rather than bused. Adequate drop-off areas, large enough to accommodate the number and size of buses projected to be used, must also be provided in addition to areas for individual vehicles.
E.
Institutional uses must be served by public sewer and water facilities.
F.
Exterior lighting of buildings or grounds shall not be located more than 12 feet above grade, shall be screened so as not to permit the source of illumination to be seen from off the premises, shall not cast measurable illumination off of the subject property and shall not create a nuisance or intrusion to the privacy of adjacent property owners or the public.
§ 164-85.6 Conditional use criteria.
Institutional uses that are permitted as a conditional use shall meet the following conditional use standards, in addition to the requirements of § 164-25 of this chapter:
A.
Buildings, driveways, parking areas, loading areas, outdoor activity areas, light sources, trash areas and other potential nuisances shall be located and designed to minimize adverse impacts on abutting residential properties. The Township Board of Supervisors may require alternative site layouts in order to limit the adverse impact of a proposed institutional use.
B.
Driveway intersections with streets and traffic circulation patterns within lots shall be located and designed to minimize congestion and safety problems on abutting streets and nearby intersections. The Township Board of Supervisors may require alternative driveway locations and site design in order to alleviate potential congestion or safety problems.
C.
Institutional uses located within residential districts shall be designed to fit into the residential neighborhood through the use of pitched roofs, offsets in facades and rooflines, natural building materials, traditional fenestration and other design elements. Applicants shall submit architectural drawings demonstrating compliance with this provision.