Middletown Township
City Zoning Code
City Zoning Code
ARTICLE XI
I-1 Institutional District
§ 275-61 Purpose.
The purpose of this district is to provide for the special needs of regionally oriented institutional uses, to ensure the compatibility of institutional uses with surrounding land use and to promote the planning for the location of or expansion of future institutional uses serving a regional population.
§ 275-62 Use regulations.
A.
Permitted principal uses. A building may be erected or used, and land may be used or occupied, subject to the General Provisions of Article XXI and Special Provisions of Article XXII, for any of the following uses and for no other:
(1)
General medical or surgical hospitals (excluding institutions primarily for treatment of psychological disorders), skilled nursing facilities, or similar health care facilities.
(2)
Medical office and medical clinic.
(3)
Public or private educational institutions, including:
(7)
Community center, either publicly or privately owned.
B.
Conditional uses.
(1)
Communications antennas mounted on an existing public utility transmission tower, building, or other structure and communications equipment buildings, subject to the regulations set forth in § 275-145 of Article XXII and all other standards and criteria for approval of conditional uses in this chapter.
C.
Permitted accessory uses on the same lot as the principal use, subject to the General Provisions in Article XXI.
(1)
Uses typically associated with a community center, including but not limited to: all-purpose recreational and community facilities, child-care facilities, conference facilities, exercise and/or weight rooms, gymnasium, locker rooms, a natatorium that may include wading and physical rehabilitation pools, and physical rehabilitation facilities.
(2)
Dormitories.
(3)
Uses typically associated with a continuing care retirement community, include but not limited to: common dining facilities for residents, recreational and social facilities for residents, administrative office and operational facilities for management of the community, healthcare facilities and services for residents, snack shop and beauty shop.
§ 275-63 Area and bulk regulations.
A.
Hospital and similar health care facilities.
(1)
Minimum lot area: 35 acres.
(2)
Minimum lot width at the building line: 200 feet.
(3)
Minimum lot width at street line: 150 feet.
(4)
Maximum building coverage: 30%.
(5)
Maximum impervious surface area: 60%.
(6)
Maximum building height: 80 feet.
(7)
Minimum setback requirements: 50 feet from any internal street line or 50 feet from any internal side or rear property line.
(8)
Minimum setback between buildings: 30 feet. Connecting corridors may be permitted at the discretion of the Emergency Management Coordinator.
(9)
Buffer area. A buffer area of 190 feet shall be provided along U.S. Route 1 and PA Route 352, and a 100-foot buffer shall be provided along other roads and property lines, provided that the setback from property lines that abut an office district shall be a minimum of 50 feet and the setback from property lines that abut another property in an I District shall be a minimum of 65 feet. The buffer area shall be measured from the street line, or other property line when the tract is not bounded by a street. At least 30 feet of the required buffer areas shall be landscaped and maintained in accordance with the provisions of Article XXI, § 275-132.
B.
Medical office and medical clinic.
(1)
Minimum lot area: one acre.
(2)
Minimum lot width at building line: 100 feet.
(3)
Minimum lot width at street line: 100 feet.
(4)
Maximum impervious surface coverage: 65%.
(5)
Maximum building coverage: 25%.
(6)
Maximum building height: 35 feet.
(7)
Minimum depth of each front and rear yard: 60 feet.
(8)
Minimum aggregate width of side yards: 60 feet.
(9)
Minimum width of each individual side yard: 25 feet.
(10)
Minimum side yard abutting the street on a corner lot: 60 feet.
C.
Postsecondary school and campus facilities.
(1)
Minimum lot area: 100 acres.
(2)
Minimum lot width at the building line: 200 feet.
(3)
Minimum lot width at street line: 150 feet.
(4)
Maximum impervious surface area: 35%.
(5)
Maximum building coverage: 20%.
(6)
Maximum building height: 45 feet within any area that is set back at least 300 feet from perimeter property lines, and 55 feet within any area that is set back at least 500 feet from perimeter property lines.
(7)
Minimum setback requirements: 50 feet from any internal street line or 50 feet from any internal side or rear property line.
(8)
Minimum setback between buildings: 30 feet. Connecting corridors may be permitted at the discretion of the Fire Marshal.
(9)
Buffer area. A buffer area of 200 feet shall be provided along New Baltimore Pike, United States Route 1 and Pennsylvania Route 352, and a 100-foot buffer shall be provided along other roads and property lines. The buffer area shall be measured from the street line or other property line when the tract is not bounded by a street. At least 30 feet of the required buffer areas shall be landscaped and maintained in accordance with the provisions of Article XXI, § 275-132.
D.
Community center.
(1)
Minimum lot area: four acres.
(2)
Minimum lot width at the building line: 100 feet.
(3)
Minimum front yard setback: 150 feet.
(4)
Minimum side yard setback: 50 feet.
(5)
Minimum aggregate of the side yards: 125 feet.
(6)
Minimum rear yard setback: 100 feet.
(7)
Maximum impervious surface area: 35%.
(8)
Maximum building coverage: 20%.
(9)
Maximum building height: 35 feet.
(10)
Minimum setback between buildings: 30 feet. Connecting corridors may be permitted at the discretion of the Fire Marshal.
(11)
Buffer area. A buffer area of 200 feet shall be provided along New Baltimore Pike, United States Route 1 and Pennsylvania Route 352, and a 100-foot buffer shall be provided along other roads and property lines. The buffer area shall be measured from the street line or other property line when the tract is not bounded by a street. At least 30 feet of the required buffer areas shall be landscaped and maintained in accordance with the provisions of Article XXI, § 275-132.
E.
Health care facility.
(1)
Minimum lot area: 100 acres.
(2)
Minimum lot width at the building line: 200 feet.
(3)
Minimum lot width at street line: 150 feet.
(4)
Maximum impervious surface area: 35%.
(5)
Maximum building coverage: 20%.
(6)
Maximum building height: 45 feet.
(7)
Minimum setback requirements: 25 feet from any internal street line or 50 feet from any internal side or rear property line.
(8)
Minimum setback between buildings: 30 feet. Connecting corridors may be permitted at the discretion of the Fire Marshal.
(9)
Buffer area. A buffer area of 300 feet shall be provided along Pennsylvania Route 352, and a 100-foot buffer shall be provided along other roads and property lines. The buffer area shall be measured from the street line or other property line when the tract is not bounded by a street. At least 50 feet of the required buffer areas shall be landscaped and maintained in accordance with the provisions of Article XXI, § 275-133.
F.
Continuing care retirement community.
(1)
Residential single-family dwelling units.
(a)
Minimum lot area: one acre for each principal permitted building.
(b)
Minimum lot width at building line: 120 feet.
(c)
Minimum lot width at street: 50 feet.
(d)
Maximum impervious surface area and building coverage: not more than 40% of the area of any lot shall be covered by impervious surfaces and not more than 20% of any lot area shall be occupied by buildings.
(e)
Minimum depth of each front and rear yard: 50 feet.
(f)
Minimum width of side yards: each lot shall have at least two side yards having an minimum average width of 30 feet; and neither side yard shall have a width of less than 25 feet. On each corner lot, there shall be two side yards; the side yard abutting the street shall have a width of not less than 50 feet; and, the side yard not abutting the street shall have a width of not less than 25 feet.
(g)
Maximum height of building: 35 feet.
(2)
Planned retirement communities with residential dwelling units in multiunit buildings.
(a)
Minimum tract size: 25 acres.
(b)
Maximum building height: four stories, provided that elevator cores shall not be considered when calculating building height.
(c)
Gross density: 17 dwelling units per acre. Each apartment dwelling unit in a multiunit residential building and each residential personal care unit shall constitute a dwelling unit for purposes of calculating the density of a planned retirement community.
(d)
Maximum building coverage: 20%.
(e)
Total impervious coverage area: 50%.
(f)
No building shall be less than 100 feet from the perimeter property line, and no accessory structure shall be less than 50 feet from such line, except for signs and those structures associated with ingress and egress, internal circulation and lighting standards.
(g)
Antennas. The antennas permitted hereunder shall be designed such that the equipment is aesthetically and architecturally compatible with the surrounding environment and should maximize the use of like facades to blend with existing surroundings and neighboring buildings to the greatest extent possible.
§ 275-64 Design standards for continuing care retirement community.
A.
Use regulations. A building may be erected, altered or used and land may be used for any of the following purposes and no other:
(2)
Conditional uses permitted only after Township Council has authorized the specific use proposed pursuant to § 275-62A(6).
(a)
Multifamily unit building designed for resident senior citizens and located in a planned retirement community.
(b)
A planned retirement community.
(c)
Communications antennas mounted on an existing public utility transmission tower, building or other structure and communications equipment buildings, subject to the regulations set forth in § 275-145 of Article XXIII and all other standards and criteria for approval of conditional uses in this chapter.
(3)
Accessory uses for authorized conditional uses:
(a)
Common dining facilities for residents.
(b)
Recreational and social facilities for residents.
(c)
Administrative office and operational facilities for management of the community.
(d)
Health care facilities and services for residents, provided that, with respect to nursing care beds which shall not exceed 78 beds, nonresidents may be provided with services; however, after seven years from the initiation of such services, not more than 50% on an average annual basis, of such nursing care beds shall be used to provide services to nonresidents.
(e)
Snack shop and beauty shops.
(f)
Personal care units, facilities and services to assist residents with their daily living activities, provided that there shall be no more than 56 personal care units in a planned retirement community; these personal care units may be used to provide services for nonresidents of the retirement community; however, after seven years from the initiation of such services, not more than 50%, on average annual basis, of such personal care units shall be used to provide services to nonresidents.
B.
Public water and public sewer service is required.
C.
All utility lines shall be placed underground.
D.
Parking. 1.15 parking spaces for each independent dwelling unit, one parking space for each four personal care units and one parking space for each four beds in a skilled nursing facility.
E.
Lighting. Adequate lighting shall be provided for all buildings, private roads and parking areas. Such lighting shall provide sufficient light for the safety of residents and other persons; and be arranged and of such character so as to protect all dwelling units on the property from glare or direct light and all adjoining properties or streets from any direct glare or hazardous interference of any kind. No such lighting shall exceed 15 feet in height.
F.
Landscaping.
(1)
A landscaping plan shall be submitted at the time when all other required plans are submitted. The applicant will make every effort to preserve existing trees greater than 10 inches in caliper.
(2)
The landscaping plan shall be based on the following:
(a)
The functional and aesthetic factors which relate to the site to the principal and accessory buildings and other structures.
(b)
The desirability of concealing and/or enhancing the views to, from and/or within the site.
(c)
The desirability of screening and complementing proposed buildings or other structures.
(d)
The desirability of creating visual interest for the residents of the continuing care retirement community.
(3)
The landscaping plan shall reflect the following:
(a)
An analysis of the site in terms of: existing views to and from the areas which are proposed for development; existing topography and vegetation conditions; and other existing conditions which are relevant to the site.
(b)
An analysis of proposed planting and other landscaping needs as related to: screening buildings and sections of buildings; screening parking areas and other areas where vehicles are parked; screening storage areas; screening site utilities; and other appropriate types of screening.
(c)
The consideration of locations where plantings and other landscaping is needed to: provide visual interest; define outdoor spaces; complement the proposed architectural style; and achieve other functional and aesthetic goals.
(4)
The preliminary and final landscaping plans shall reflect the following detailed criteria. However, depending on the ways in which Subsection E(1), (2), and (3) above are analyzed relative to the particular site in question, the specific numerical requirements may be satisfied by the applicant by the proposed installation of an equivalent number and/or size of trees and shrubs on the site in the locations where plants are most needed and functional (as used here, "equivalent" means equal in terms of the total costs of the plants and their installation); and by the grouping of trees and shrubs, rather than the placement of them at specific intervals.
(a)
Shade trees shall be provided along all streets where there are no existing shade trees. When planted, shade trees shall be no closer than two feet from the edge of the right-of-way line. No less than one tree of 3 1/2 inches to four inches in caliper shall be planted for each 50 feet of roadway length (excluding service roads and roads through parking lots). However, it is recommended that shade trees be grouped where appropriate in accordance with specific site needs and objectives rather than be spaced at regular intervals.
(b)
The outer perimeter of all parking areas shall be screened. Effective screens may be accomplished through the use of plant materials, fencing or walls and/or mounding through the use of earthen berms.
(c)
All parking lots shall be landscaped. One shade tree of two inches to 2 1/2 inches in caliper shall be planted for every five parking spaces, if there are no existing shade trees. Shrubs, ground covers and other plant materials are encouraged to be used to complement the trees.
(d)
Landscaping and planting areas shall be reasonably dispersed throughout the parking lot, except that landscaped "islands" shall be provided at the end of each parking bay. Such "islands" shall be a minimum of eight feet in width and 18 feet in length and shall be provided to enhance the appearance of the parking area and to control access and movement within the parking area.
(e)
All buildings shall be landscaped in accordance with the following criteria:
[1]
A combination of evergreen and deciduous trees and shrubs shall be used as "foundation" plantings, i.e., plantings to be installed in reasonable proximity to the facades.
[2]
One specimen deciduous tree of four inches to five inches in caliper shall be planted for every 25 feet of length of building facade measured from end to end of buildings, without regard to indentations and the like in the building, facades and excluding enclosed walkway connectors and elevator cores, such tree to be a minimum of 11 feet to 13 feet in height at the time of planting; and one eight-foot to 10-foot specimen evergreen tree shall be planted for every 50 feet of length of building facade, measured as set forth above.
[3]
Five evergreen and/or deciduous shrubs shall be planted for every 20 feet of length of building facade.
[4]
Trees and shrubs shall be grouped in accordance with specific needs and objectives.
(f)
Other landscaping shall be provided along walkways, in courtyards, around sitting areas, at the entrance to the site and in other highly visible locations, especially along property lines where planting will screen views and provide privacy.
(g)
The locations, type, size, height and other characteristics of landscaping shall be subject to the review and approval of Township Council.
(5)
The preliminary landscaping plan shall be drawn at a scale of at least one inch equals to 50 feet. It shall be totally coordinated with the overall site plan and shall contain the following:
(a)
A delineation of existing and proposed plant materials.
(b)
A delineation of other landscaping features such as berms, planting beds to be used for herbaceous plants, areas to be devoted to lawns, areas to be devoted to meadows and other elements of the proposed improvements.
(c)
Notes describing the proposed improvements and their relationship to the criteria as stated in Subsection E(1), (2), (3) and (4) above.
(6)
One color rendering of a preliminary landscaping plan shall be submitted for review by the Township, in addition to the number of prints which are otherwise required. The color rendering shall reflect total coordination with the overall site plan in terms of its relationship to proposed buildings, roads, parking areas, walks, walls, fencing, benches, signs, lighting and other like structures.
(7)
After the Township has reviewed the preliminary landscaping plan and submitted comments on the plan to the applicant, a final landscaping plan shall be submitted. The final landscaping plan shall be drawn in greater detail than the preliminary plan. It shall be totally coordinated with the overall site plan and shall contain the following:
(a)
A final version of the plan requirements stated in Subsection E(5) for a preliminary plan.
(b)
A plant list wherein the botanical and common name of the proposed plants are tabulated, along with the quantity, caliper, height and other characteristics.
(c)
Details for the planting and staking of trees, the planting of shrubs and any other details which depict other related installation.
(d)
Information in the form of notes or specifications concerning planting beds to be used for herbaceous plants, areas to be devoted to lawns, areas to be devoted to meadows and the like. Such information shall convey the proposals for seeding, mulching and the like.
G.
Buildings.
(1)
The topography and natural features of the site and the direction of prevailing winds and solar orientation shall be considered in planning, designing, locating, orienting and constructing all residential and accessory buildings and other structures to improve the aesthetics and energy efficiency of the development.
(2)
Residential buildings and other structures shall be located, oriented and designed to create architectural interest and to preserve amenities of light and air, recreation and visual enjoyment.
(3)
Where and whenever possible existing historical buildings or structures will be preserved and/or reused. The Township Council will consider up to a 25% increase in the density of dwelling units in proportion to the size and number of historical buildings that are preserved or reused.
(4)
Residential buildings and other structures shall be located and situated to promote pedestrian and visual access to open space.
(5)
Multi-dwelling-unit buildings shall be designed and constructed in staggered groups, the arrangement of such buildings shall create a physical distinction in the lines of the facades and roofs creating a campus atmosphere.
(6)
Development near the perimeter of the property shall be designed to be harmonious with neighboring land uses.
(7)
No common parking area shall be closer than 25 feet to any building.
(8)
No principal building shall be erected closer than 30 feet from another principal building.