[Added 12-20-2004 by Ord. No. 10-04]
The purpose of this district is to:
A.
Create an institutional and residential neighborhood
in the form of a hospital health care village.
B.
Integrate the components of the new village to form
a compact, mixed-use, walkable place with a hospital and ancillary
offices, residences, and commercial uses.
C.
Minimize the adverse visual impact of expansive parking
fields through the use of shade trees, screening, and grade changes.
D.
Provide for needed transportation and traffic improvements
to minimize the impact of the health campus on surrounding roads.
E.
Connect the two undeveloped tracts on the east and
west sides of PA Route 33 south of Freemansburg Avenue and maintain
vehicular access to the Lehigh River.
F.
Create a network of open space and recreational opportunities
for pedestrians and bicyclists.
G.
Protect the natural features of the Lehigh River and
connect the development program to this scenic amenity.
The intent of this article is to:
A.
Create a Hospital Health Care Village District to
consolidate a broad range of resources that individually and collectively
contribute to the promotion of wellness and enable the improvement
and maximum recovery of health from physical and mental diseases,
illnesses and injuries.
B.
Assist physicians, nurses, other health care providers
and other persons in their positions of service or as general caregivers
to promote wellness and improve health of persons of all ages.
C.
Provide opportunities for educational advancement
and learning and research and discovery related to wellness and health.
D.
Allow for residential, recreational, commercial and
institutional uses and activities that are related to a hospital health
care village, both on property owned by the hospital and on other
properties within the Hospital Health Care Village District.
E.
Create a holistic place that emerges from the existing
setting that nurtures wellness and enhances physical, mental and spiritual
well-being though the site enhancements pertaining to horticultural
therapy, healing gardens and similar landscape treatment.
F.
Protect and preserve site amenities and natural resources,
especially the Lehigh Valley wooded hillside and other steeply sloping
woodlands, in order to balance where to build and where to preserve
the natural amenities and resources.
A hospital health care village is a facility
that includes principal and accessory uses such as the following:
A.
Acute hospital inpatient (overnight stays).
(1)
General medical and surgical community hospital.
(2)
Clinical specialty hospital (e.g., orthopedic,
heart, cancer).
(3)
Acute rehabilitation hospital.
(4)
Short-stay, overnight specialty hospital (e.g.,
surgical specialty hospital).
(5)
Children's (pediatric) hospital.
(6)
Women and children's hospital.
(7)
Long-term acute care.
C.
Health care outpatient (not overnight).
D.
Office.
(1)
Medical office building.
(2)
Professional office building (e.g., allied health
professionals or other professionals).
(3)
Data center.
(4)
Pharmaceutical or other research facility.
(5)
Administrative support.
(6)
Medical research, engineering or testing laboratory.
(7)
Facility for development of microelectronic
and computer products, precision instruments, optical goods, pharmaceuticals,
and similar products.
H.
Accessory and other uses.
(1)
Dormitory/living quarters (e.g., medical students,
nursing students, residents-in-training).
(2)
Chapel/place of worship.
(3)
Cultural/community center.
(4)
Retail sales.
(5)
Financial institution.
(6)
Co-located commercial communications antenna.
(7)
Parking lots.
(8)
Parking structures.
(9)
Heliport/hangar/helipad.
(10)
Athletic fields/courts.
(11)
Walkways/bicycle paths.
(12)
Emergency services station/ambulance quarters.
(13)
Fueling facility/power generation/power storage
facility.
(14)
Mobile health care units.
(15)
Temporary erection of tents or similar structures,
kiosks, etc. together with temporary lighting and services and associated
parking for festivals, special occasions, and public safety programs.
(16)
County morgue.
The following uses as defined in § 275-246 may be housed within a hospital health care village either under one roof or in a campus setting nearby the hospital, subject to the eligibility criteria in § 275-247:
C.
Conditional uses (subject to the provisions of §§ 275-20 and 275-252, and §§ 275-189 and 275-190, where applicable):
(2)
Heliport/hangar and helipad, subject to flight
takeoff and landing patterns approved by the Township.
(3)
Nursing home; personal-care facility/assisted
living.
(4)
Other uses not specifically defined as a hospital
health care village.
(6)
Dispensary facility.
[Added 3-20-2017 by Ord.
No. 02-17]
(7)
Academic clinical research center.
[Added 3-20-2017 by Ord.
No. 02-17]
B.
Maximum building surface coverage: 35% for the tract
exclusive of parking structures. Parking structures shall not be included
in the computation for building coverage.
C.
Maximum impervious coverage: 65% for the tract.
D.
Maximum building footprint: except for a hospital and a medical office building, no individual building shall exceed 150,000 square feet on the ground floor, unless in compliance with § 275-252A.
E.
Maximum building height: 10 stories or 150 feet, whichever
is less, except as indicated below:
(1)
Within 300 feet of a residential district boundary,
not including a residential district boundary separated by an existing
or officially proposed expressway: 35 feet.
(2)
Between 300 feet and 500 feet of a residential
district boundary, not including a residential district boundary separated
by an existing or official proposed expressway: four stories or 75
feet.
G.
Minimum perimeter district setback: 100 feet for all
buildings, unless specified otherwise in Exhibit XXX-A.
H.
Minimum yard setbacks: refer to the Design Guidelines,
Exhibit XXX-A.
A.
The Hospital Health Care Village District shall be conceptually in accordance with the Master Plan included in the Appendix of the Comprehensive Plan Update 2004 (see Subsection I).
B.
The Hospital Health Care Village District shall be
a compact, walkable, mixed-use village that is emblematic of a college
campus in the Lehigh Valley, or neighborhoods/precincts in the cities,
boroughs and towns of the Lehigh Valley.
C.
The Hospital Health Care Village District shall be consistent with the smart growth principles and key design elements adopted as part of the Comprehensive Plan Update 2004, and included in Article XXV.
D.
The Hospital Health Care Village District shall be built and maintained in accordance with Article XXXII, Streetscape Enhancement Overlay District, except as modified by the Design Guidelines, Exhibit XXX-A.
E.
Building plan.
(1)
A separate plan sheet shall be submitted to
depict the proposed building program. Said plan shall indicate the
proposed principal and accessory uses, the gross square footages of
all uses, and the building heights. The building plan shall also indicate
the total tract building coverage, existing and proposed, and the
total tract impervious surface coverage, existing and proposed.
F.
Street, alley, and streetscape plan.
(1)
A separate plan sheet shall be submitted to
depict the proposed interconnected street and alley network. Such
plan shall indicate all street widths.
(2)
The plan shall meet the requirements of Article XXXII, Streetscape Enhancement Overlay District, except as modified by the Design Guidelines, Exhibit XXX-A.
(3)
An alley shall be a minimum paved width of 12
feet for one-way alleys, and 16 feet for two-way alleys.
G.
Pedestrian access plan.
(1)
A separate plan sheet shall be submitted to
depict the proposed interconnected network for pedestrian access including
sidewalks, trails, bicycle paths and other pathways.
H.
Open space plan.
(1)
A separate plan sheet shall be submitted to depict the proposed open space network. Such plan shall show the required minimum 20% open space areas as per § 275-249B.
(2)
The plan shall indicate all proposed recreational
areas, proposed improvements, and their uses.
(3)
The plan shall indicate the proposed arrangements
for ownership, maintenance, and management of the open space areas,
which shall be subject to the review and approval of the Township.
I.
Master plan.
(1)
A master plan drawing shall be submitted with
each plan submission to depict all existing development and all proposed
development. The master plan or updated master plan shall indicate
the current phase or stage of the hospital health care village that
is being proposed for land development plan approval.
(2)
The master plan, which will be updated from
time to time, shall be a refinement of the plan included in the appendix
of the Comprehensive Plan Update 2004 report.
K.
L.
Parking plan.
(1)
A separate plan sheet shall be submitted to
depict proposed surface and deck parking. Such plan shall list the
number of parking spaces proposed in relation to the proposed use(s).
(2)
The plan shall meet the requirements of Article XXXII, Streetscape Enhancement Overlay District, except as modified by the Design Guidelines, Exhibit XXX-A.
(3)
Parking shall be constructed and maintained
on the side and to the rear of buildings. Whenever parking cannot
be so located, it shall be permitted as a conditional use.
M.
N.
Utilities plan.
(1)
A separate plan sheet shall be submitted to
depict all proposed utilities.
(2)
All utilities proposed for the hospital health
care village shall be placed underground, including but not limited
to electrical, cable TV, and telephone service. Electrical transmission
lines, constructed by the electric utility company for regional benefit,
are exempt from this criteria.
O.
Manual of design guidelines.
(1)
At the time of land development plan submission
for each phase or stage of development, a Manual of Design Guidelines
shall be submitted to illustrate the proposed architectural, streetscape,
and landscape design guidelines for the proposed construction. The
manual shall be consistent with Exhibit XXX-A.[1]
[1]
Editor's Note: Exhibit XXX-A is on file in the Township offices.
A.
An individual building of 150,000 square feet or greater
on the ground floor:
(1)
The maximum building length shall be 385 feet.
(2)
The length of the facade of any new building
which exceed 32 feet in length shall have vertical design elements
such as pilasters, columns, piers, or recesses or projections of one
foot to four feet, so that no new vertical bay or section of a building
facade exceeds 32 continuous feet in length.
(3)
Building windows and openings shall constitute
no less than 30% of all frontage walls on the ground floor/first floor.
(4)
No building shall have opaque windows on the
ground floor/first floor.
(5)
No residential building shall have a flat roof.
If a nonresidential building has a flat roof, it shall have a parapet
wall screening all mechanical equipment.
B.
Other uses not specifically defined as a hospital
health care village:
C.
Buildings less than 20 feet in height:
(1)
Accessory buildings may be less than 20 feet
in height.
(2)
Up to 30% of the total nonresidential building
square footage of the Hospital Health Care Village District may be
in buildings of 20 feet in height.
(3)
No principal building shall have a flat roof.
If a building has a flat roof, it shall have a parapet wall screening
all mechanical equipment, unless it has a parapet wall screening all
mechanical equipment from public view along streets, sidewalks, and
public alley accessible parking areas.
