1.
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.
2.
To provide opportunities for educational advancement, learning, and
research related to wellness and health.
3.
To provide control over uses and heights of buildings in the Transitional
Overlay District (TO) and the Health Care Overlay District (HCO),
with uses and heights of buildings being less restrictive in the HCO
District.
4.
To create a logical transition between existing residential uses
and health care uses that will protect and preserve the character
of the surrounding residential neighborhood while permitting uses
on the land within the HCO District and TO District as permitted hereby.
5.
To create a network of open land and recreation path opportunities
for use by the patients, staff, physicians, students, and visitors
of a health care campus.
1.
The provisions of this Part 10 shall apply to both the HCO District
and the TO District, unless a specific provision is stated as only
applying to one of those districts. The HCO District and TO District
shall authorize development of hospital and health-care-related facilities
and other uses allowed in this Part 10 in a health care campus within
the land areas designated to be within such districts on the Township
Zoning Map. The TO District shall extend a distance of 500 feet from
the property lines of the abutting residential properties in Salisbury
Township.
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The HCO District and TO District serve as overlay zoning districts
to the underlying zoning districts. When an applicant proposes development
of a health care campus under the HCO and/or TO zoning, the provisions
of the underlying zoning districts shall not apply.
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2.
Other provisions of this chapter and the Subdivision and Land Development Ordinance (SALDO) shall apply, except where provisions of this Part 10 differ from provisions of other sections of the chapter or other Township ordinances regarding the same matter, in which case the Part 10 provisions shall govern. This Part 10 shall not limit the development of health care uses in other districts where such uses are allowed.
3.
Land within the HCO or TO District shall be owned by the entity that
owns the hospital or health-care-related buildings or by an industrial
development authority or hospital authority formed or employed for
the financing of construction of hospital and health-care-related
buildings and improvements on the health care campus or other third
party related to the hospital as may be permitted under the laws of
the Commonwealth of Pennsylvania.
4.
New principal buildings developed on a health care campus shall be
served by a public water system and public sanitary sewer system,
either by direct connection to such systems or by connection to existing
campus water and/or sanitary sewerage systems, which systems are served
by the public water and sewerage systems.
5.
A health care campus shall be served by at least two driveways, each
having a minimum paved width of 28 feet. At least one of these driveways
shall be from an arterial or collector street. There shall be no additional
driveway connections from a health care campus onto local streets
in Salisbury Township.
1.
HCO District. The following uses shall be permitted by right in the
HCO District, consistent with the other limitations of this Part 10:
A.
HOSPITAL — A facility providing medical testing, diagnosis,
and treatment for persons on an inpatient, outpatient, and emergency
care basis, to include overnight stays by patients as necessary. A
hospital shall meet all relevant licensing requirements of the Commonwealth
of Pennsylvania.
B.
HEALTH CARE OUTPATIENT FACILITY — A medical office building
or other facility, separate from or in conjunction with a hospital,
which provides, on an outpatient basis, services such as medical testing,
diagnostic testing (including overnight diagnostic testing), and may
include drawing and/or testing of laboratory specimens, surgery, treatment,
rehabilitation, and/or other health-care-related services. A health
care outpatient facility may include overnight stays by patients.
C.
HEALTH CARE EDUCATION FACILITY — A facility which provides
education and/or research related to health care, health maintenance,
wellness, and/or the business of health care.
D.
HEALTH CARE OFFICE — Office uses may include offices for health-care-related
professionals, administrative support offices for uses allowed in
the HCO and TO Districts, and offices and laboratories for drawing
and testing of specimens, diagnosis, or health care research.
E.
WELLNESS AND FITNESS CENTERS — Facilities that offer educational
and/or interactive programs for health care, health maintenance, wellness,
and/or other health-related subjects, and/or facilities that may include
weight rooms, exercise rooms, exercise equipment, exercise pools,
and/or other similar fitness facilities, and may offer rehabilitation,
therapy, and/or health maintenance and physical-performance-related
training programs.
F.
HEALTH CARE RESIDENTIAL FACILITY — A hospice, nursing home, personal care home, life care center, assisted living facility, family lodging center, residence hall for students studying a health care field, and accessory housing facilities for on-site medical staff. A stand-alone nursing home, personal care home, life care center or assisted living facility shall provide an area no less than 70% of the building surface area proximate to the building suitable and developed for passive recreation. This area shall be in addition to the open land required for the health care campus under § 27-1005. Parking areas for residents, patients and visitors for a stand-alone nursing home, personal care home, life care center or assisted living facility shall be located within 250 feet of the facility.
G.
ADULT AND CHILD DAY-CARE CENTERS — Facilities intended to serve
family members of patients, staff, physicians, students and visitors
to the health care campus as a priority but may also serve the public
when needed to fill vacancies at the facility.
H.
ACCESSORY HEALTH CARE COMMERCIAL USES — Accessory uses intended
to serve patients, staff, physicians, students, clients, and visitors
to the health care campus, which shall be limited to the following
and closely related uses: gift and card shops, flower and plant shops,
sale of common health-care-related items, personal care items, convenience
items and novelties, sale of items for fundraising, sale of food and
beverages, cafeterias/cafes/food courts or similar uses, vendor carts
or kiosks for the sale of items listed above, pharmacies/drug stores,
stores for medical devices and accessories, automatic transaction
machines, and personal care services such as barber shops or beautician
shops, and laundry and/or dry-cleaning pickup, or similar uses as
approved by the Zoning Officer.
(1)
The sale of gasoline, propane, similar fuels or alcoholic beverages
shall not be permitted.
(2)
A drive-through service for one pharmacy shall require special
exception review and approval. All other drive-through services shall
be prohibited. A drive-through service shall be approved if the applicant
demonstrates that:
(a)
The drive-through service is accommodating the needs of the
staff, patients and clients of the health care campus;
(b)
There will be adequate stacking capacity for vehicles; and
(c)
Vehicles using the drive-through will be screened from view
from abutting residential properties.
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The restriction on drive-through facilities shall not prohibit
drive-up inoculation services for campus employees, staff, and physicians
or for a public health emergency.
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(3)
Accessory health care commercial uses shall be incorporated
into buildings that also house other principal uses permitted in the
respective HCO or TO District. With the exception of pharmacies, an
accessory health care commercial use shall not have its own entrance,
other than a service entrance, from the exterior of the building.
I.
HEALTH CARE ACCESSORY FACILITIES — Facilities that support
a hospital and health care uses in the HCO and TO Districts, such
as transportation-related facilities (including emergency transportation),
hospital heliports, driveways, parking lots and loading areas, buildings
and facilities for utilities, maintenance, vehicle storage, equipment
storage and other support services, temporary mobile treatment units,
"surge hospital," tents and/or emergency services trailers or similar
facilities to be erected only for the duration required to serve the
needs of an emergency or public health occurrence and/or for periodic
training, recreation trails and noncommercial recreation facilities,
and utilities and stormwater management facilities.
2.
TO District. The following uses shall be permitted by right within
the TO District, consistent with the other limitations of this Part
10:
H.
ACCESSORY HEALTH CARE COMMERCIAL USES, as described in § 27-1003, Subsection 1, above. However, such uses shall be limited to 10% of the total gross floor area of the building in which they are placed. Further, conditional use approval shall be required for any accessory health care commercial use that will exceed 2,000 square feet of floor area in a building or cause the total of all accessory health care commercial uses in a building to exceed 2,000 square feet.
I.
HEALTH CARE ACCESSORY FACILITIES, as described in § 27-1003, Subsection 1, above. However, in the TO District, no new freestanding power plant building shall be permitted, and expansion of an existing carpenter shop shall not be permitted. Expansion of a power plant building that existed as of May 31, 2012, in and/or into the TO District shall be permitted. In addition, any proposed health care accessory facility power plant, utility, maintenance, storage, and warehouse buildings shall be similar in aesthetic character to existing clinical buildings on the health care campus. This provision is not intended to address facilities for state-regulated "public utilities."
3.
Health-care-related uses in the HCO District or TO District for which
the applicant demonstrates such uses are similar in use and impact
to uses permitted by right in the respective overlay district shall
be approved by special exception.
4.
Prohibited and Restricted Uses. The following additional restrictions
shall apply within the HCO District and/or TO District, as applicable:
A.
A psychiatric inpatient hospital use shall not be permitted in the
TO District.
B.
Except for the nonroutine occasional care of persons for nonpsychiatric
medical reasons, the housing of the criminally insane shall not occur
in the HCO District or TO District.
C.
Hospital heliports shall not be located within the TO District, and
hospital heliports in the HCO District shall be limited to use for
emergency services, including medical services, and not for general
transportation.
D.
An inpatient or outpatient treatment center primarily for the treatment
of drug and/or alcohol addictions shall not be permitted in the HCO
District or TO District.
E.
Within the TO District, student housing shall be limited to students
enrolled in an advanced degree medical program and their families.
F.
Within the TO District, truck deliveries and pickup of trash shall
not occur between the hours of 9:00 p.m. and 6:00 a.m.
G.
Emergency Department building doors open to the public shall not
be permitted in the TO District.
6.
The noise and vibration limitations as included in sections of this
chapter or in other Township ordinances shall not apply to vehicles
used for emergency transportation, including when such emergency vehicles
are not transporting patients.
1.
Unless otherwise stated, all dimensional, area and coverage requirements
shall apply to a health care campus as a whole. A health care campus
may include contiguous land developed in a coordinated manner with
shared access onto public roads and with coordinated internal driveways.
A health care campus may then be subdivided into smaller ground leases,
or through condominium ownership of offices or buildings. Individual
buildings, uses, and interior lease areas shall not be subject to
individual parking, area, bulk and yard requirements. Multiple principal
and accessory uses shall be permitted on a lot and/or within a building.
2.
Only land areas within the HCO District and TO District within Salisbury
Township shall be used to meet the dimensional, area and coverage
requirements for a health care campus as permitted in this chapter.
However, with respect to a health care campus, the following adjustments
shall be allowed:
A.
Parking
on a tract that is in an adjacent municipality may be used to meet
the parking requirements of uses in the health care campus, provided
that if required parking is removed, it shall be replaced with new
parking meeting Salisbury Township requirements regarding the number
of required parking spaces.
B.
Off-site
stormwater management facilities, including facilities in another
municipality or zoning district, may be used to support development
on a health care campus.
3.
Requirements.
A.
Minimum Tract Area: 30 acres, which may not include land separated
by a public street that existed of May 31, 2012;*
B.
Maximum Building Surface Coverage: 45% of the area of the health
care campus within the HCO District and 30% of the area of the health
care campus within the TO District, which shall be regulated based
upon land that is not separated by a public street that existed as
of May 31, 2012;*
C.
Maximum Impervious Coverage: 80% of the area of the health care campus,
which shall be regulated based upon land within the HCO District and
TO District that is not separated by a public street that existed
as of May 31, 2012;*
D.
Maximum Building/Structure Height: The maximum height for buildings
shall be seven stories for human occupancy on or above grade but not
to exceed 105 feet, both as measured on the side of the building closest
to an abutting residential property. Rooftop equipment, such as stair
towers, elevator towers, equipment penthouses or roof-mounted equipment
screens, may extend an additional 25 feet in height. The maximum height
of a parking structure shall be six levels on or above grade but not
to exceed 65 feet, both as measured on the side of the parking structure
closest to an abutting residential property. Elevator towers and stair
towers may extend an additional 20 feet in height.
E.
The following additional height restrictions shall apply within the
TO District:
(1)
Buildings shall be limited to three stories for human occupancy
on or above grade but not to exceed 45 feet, both as measured on the
side of the building closest to an abutting residential property.
Rooftop equipment, such as stair towers, elevator towers, equipment
penthouses or roof-mounted equipment screens, may extend an additional
15 feet in height.
(2)
Parking structures shall be limited to three levels on or above
grade but not to exceed 36 feet, both as measured on the side of the
parking structure closest to an abutting residential property. Elevator
towers and stair towers may extend an additional 20 feet in height.
(3)
Outdoor storage tanks may be expanded, provided they meet the
same height requirements that apply to buildings.
4.
Minimum Yard Setbacks. The following minimum setbacks shall be measured
from the perimeter of the health care campus. Minimum yards shall
not be required for individual lots or lease lines within a health
care campus, or from existing structures within a health care campus.
Required yard areas along public streets and an expressway shall be
maintained with vegetative cover, except where crossed by drives,
outfall structures, pedestrian paths, bicycle paths, or walks or unless
such area was previously approved for other purposes.
A.
Abutting the right-of-way of a public street other than an expressway:
25 feet;
B.
Abutting the right-of-way of an expressway or an expressway ramp:
10 feet;
C.
Abutting any other perimeter lot line of the health care campus,
where a larger setback is not specified: 25 feet; except where land
in common ownership continues into another municipality, there shall
be no setback requirement;**
D.
Minimum building and parking structure setback from a lot line of
an abutting residential lot in Salisbury Township: 300 feet;**
E.
Minimum paving and accessory structure (limited to structures covering
no more than 200 square feet of ground surface) setback from an abutting
residential lot line in Salisbury Township: 100 feet.**
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Notes:
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*
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For the purposes of this Part 10, references to existing public
streets include I-78/Route 309, Cedar Crest Boulevard, and Fish Hatchery
Road as they existed on May 31, 2012.
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**
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For the purpose of this Part 10, setback, berm, buffer, and
other requirements, when related to abutting residential lots, shall
not apply to existing residential uses on the health care campus and
the abutting residential lot. Further, the paving setback shall not
apply to streets or driveways providing ingress or egress to the site
or to pedestrian or bicycle paths or walks.
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1.
In order to utilize the provisions of this Part 10, the applicant
shall submit an open lands plan showing that a minimum of 20% of the
health care campus property within Salisbury Township that is not
separated by a public street that existed as of May 31, 2012,* will
be set aside as open land. Open land may include landscaped buffers,
landscaped berms, stormwater management ponds holding a permanent
pool of water, vegetated stormwater management facilities, and other
vegetated or landscaped nonpaved areas, as well as paved areas such
as courtyards, recreation facilities, walkways, bicycle paths, and
recreation paths that are part of an open land path system, and paved
drives and parking areas that provide access to or parking for recreational
facilities within the open land. Except when including a pedestrian,
recreation, or bicycle path as part of an open land path system, islands
within parking lots less than 18 feet in width shall not be counted
as open land.
2.
The open land plan shall show the locations of the open lands, describe
proposed landscaping or tree preservation areas, and should propose
tentative locations of any recreational facilities, pedestrian paths,
bicycle paths, pedestrian easements, and other existing or proposed
amenities.
3.
The open land shall be owned and maintained by the owner of the health
care campus. The open land plan shall be subject to approval by the
Township at the time of subdivision or land development approval of
a health care campus under the provisions of this Part 10.
4.
The locations of the open land may be changed over time as part of subdivision or land development approvals, provided the applicant demonstrates that the new area will meet the requirements of this § 27-1005.
5.
The open space and/or recreation area/recreation fee requirements referenced in other sections of this chapter or other Township ordinances shall apply only to residential halls for students studying a health care field and housing facilities for on-site medical staff at a health care campus developed under this Part 10. No open space shall be required to be dedicated to the Township.
6.
In consideration of the requirement to have and maintain an approved and coordinated open land plan which shall include woodland protection (as applicable) and which shall include landscaping and buffering as referenced in § 27-1006, the provisions stated in § 27-516, Subsection 6C, and § 27-516, Subsection 10D, shall not apply.
1.
Landscaping, berms, and buffers on a health care campus shall meet the requirements of § 27-1006. The berm, buffer, screening and any related setback requirements referenced in other sections of this chapter or in other Township ordinances shall not apply to a health care campus developed under this Part 10.
2.
If an applicant proves to the satisfaction of the Zoning Officer, after a recommendation by the Planning Commission, that existing healthy trees and other vegetation will be preserved (and/or supplemented if necessary with additional plantings, berms, fences or walls) to provide a visual screen as effective as the berms, fences, walls, and plantings required under this section, then such existing trees and vegetation to be preserved (and/or supplemented if necessary) may be approved to satisfy the landscape, berm and buffer requirements of this § 27-1006.
3.
The berm and landscape buffer requirements as listed below shall
not be required where a health care campus is separated from a residential
lot by a public street that existed as of May 31, 2012.*
4.
In a health care campus, a berm and landscape buffer shall be constructed, or an existing berm and landscape buffer supplemented as needed to meet this § 27-1006, along abutting residential lots within Salisbury Township as well as between the existing residential use fronting and taking access from Caroline Road and the remainder of the health care campus when a nonresidential building, parking structure, parking area or driveways serving nonresidential buildings will be constructed as part of a health care campus. The berm and landscape buffer may be constructed within the required paved area setback. The berm and landscape buffer shall only be required where the proposed nonresidential building, parking structure, outdoor storage tank, parking area or driveway serving nonresidential buildings will be visible from the abutting residential property, after considering any preserved or newly planted plantings.
A.
The landscaped berm shall be designed to respond to the site's topography
and the elevations of the adjacent homes as shown on Exhibits 1006.4.A.1,
1006.4.A.2, 1006.4.A.3, and 1006.4.A.4.[1]
[1]
Said exhibits are included as attachments to this chapter.
B.
Primarily coniferous (evergreen) screening shall be used for the buffer plantings and shall be provided on and/or near the top, and along the residential side of the berm. The berm shall be designed to provide sufficient soil and retain sufficient moisture or provide irrigation to support the plantings. Leafy deciduous plants may be selectively used, provided that their use does not result in significant visual openings during the winter. Plant species shall be from the list in § 27-803, Subsection 2F, of this chapter, unless the applicant provides a letter from a registered landscape architect recommending alternative plant species satisfactory to the Township Zoning Officer. The use of native plant species is encouraged. Following construction of any buildings or structures on a health care campus, upon review of the construction, the Township Zoning Officer may require additional plantings be installed along a berm as may be necessary to supplement the buffer.
C.
The berm and/or planting screen shall be continuous along such boundary,
except at approved driveway entrances and exits, including as may
be required to provide adequate sight distance for traffic.
D.
The berm and buffer area shall be free of buildings, dumpsters, parking,
compactors, and commercial or industrial storage or display.
E.
The berm shall have a maximum side slope of two horizontal to one
vertical on the residential side, and the toe of slope shall be a
minimum of 25 feet from the residential property line. The 25 feet
may be used for utilities and stormwater management swales and facilities.
The maximum slope on the nonresidential side of the berm may be two
horizontal to one vertical or steeper if a retaining wall or other
earth stabilization methods are used. The entire berm shall be well-maintained.
All areas not covered by trees, shrubs or mulch shall be covered with
an all-season vegetative ground cover and shall be kept free of debris
and rubbish. Fences and walls used for screening in combination with
berms shall not be regulated in height.
F.
Berm plantings shall be regularly maintained, and the owner shall perform an inspection of the berm and plantings annually and shall replace dead or dying plants with new plants meeting the minimum requirements of this section if such plants are needed to meet the visual screening requirement. In addition, representatives of the Salisbury Township Zoning Office, upon review of the site, may require that trees and other plantings be added where necessary to supplement the visual screen as viewed from the abutting residential dwellings in accordance with the screening requirements of § 27-1006, Subsection 4A, above.
G.
Drainage swales, utility lines, pipe, drainage improvements and structures
and pedestrian paths may be constructed along the buffer berm within
the one-hundred-foot paved area setback.
2.
A sign shall not be animated, shall not appear to be moving and shall
not change its message more often than once every 30 seconds. Signs
with electronic or digital changing messages shall face only an expressway
or arterial street. Except as specifically provided below, signs in
a health care campus may be continuously externally and/or internally
illuminated. The light intensity of electronic or digital message
signs shall be automatically controlled to permit the light intensity
to be reduced during nondaylight hours.
3.
Wall, Banner and Window Signs.
A.
Wall, banner, and window signs shall be permitted. Wall, banner,
and window signs shall be limited in the aggregate to 15% of the area
of the faces of buildings on which they are placed when facing an
arterial street or expressway. Wall, banner, and window signs facing
other than an arterial street or expressway shall be limited in the
aggregate to 10% of the area of the faces of buildings on which they
are placed. However, within the TO District, wall, banner, and window
signs that face an abutting residential lot shall be limited in the
aggregate to 5% of the area of the faces of buildings on which they
are placed.
B.
The height of wall, banner, and window signs shall not be regulated,
except that the tops of such signs shall not be placed at an elevation
higher than the highest part of the building, including stair towers,
penthouses or roof-mounted equipment screens. However, wall, banner,
and window signs that face an abutting residential lot in Salisbury
Township shall not exceed a height of 45 feet if the signs are illuminated,
and such signs may be illuminated by external light sources only.
C.
Further, within the TO District, wall, banner, and window signs that
face an abutting residential lot shall not be illuminated between
the hours of 10:00 p.m. and 6:00 a.m.
D.
Where a sign consists of individual letters or symbols attached to
or painted directly on a building or window, other than an illuminated
background that is part of the sign, the sign area shall be the smallest
rectangle or circle, or two or three smallest rectangles or circles,
that include all of the letters and symbols.
4.
Up to two freestanding identification signs of up to 250 square feet
each in area may be placed at the entrance drive to a health care
campus from an arterial street. Up to two freestanding signs of up
to 150 square feet each in area may be placed at the entrance drive
to a health care campus from a collector street in Salisbury Township.
In addition, one freestanding sign of up to 250 square feet may be
placed at the corner of an intersection of an arterial street and
collector street. Freestanding signs shall not exceed a height of
10 feet.
5.
Pole-mounted flag or pennant signs made of fabric or fabric-like
polymers shall be permitted along the driveways, walkways, plazas
and in parking lots in a health care campus. Such flag or pennant
signs shall be kept in good repair and shall be removed promptly if
torn, tattered or faded. Pole-mounted flag and pennant signs shall
not exceed 24 square feet in area, except that flag or pennant signs
within 100 feet of a building entrance may be up to 40 square feet
in area.
6.
Signs displaying the names of buildings or structures shall be permitted, including donor names, at a height no greater than the top of the building or structure. Such signs shall utilize letters no greater than 30 inches in height and shall not be internally illuminated. These signs shall be in addition in area to signs permitted in § 27-1007, Subsection 3.
7.
In addition to other signs, one on-premises freestanding electronic
or digital message sign shall be permitted. Such sign shall be limited
in changeable electronic or digital message area to 300 square feet
on each of two sides. The sign may only be used to display the name
of the facility/owner and logo, health-care-related messages and advertisements,
and non-health-care-related messages limited to community or municipal
information and events. A sign face shall not change its message more
frequently than once every 30 seconds. The sign shall be positioned
to direct its messages to motorists only along an expressway, and
not toward abutting residences, and shall be placed within 400 feet
of the right-of-way of an expressway. In addition to the electronic
or digital message area, the sign may include an area of 200 square
feet of fixed (nonchanging) sign area for the display of the name
and logo of a health care entity. The sign shall not exceed a height
of 45 feet, as measured above the edge of the expressway directly
adjacent to the sign. The light intensity of the sign shall be automatically
controlled to permit the light intensity to be reduced during nondaylight
hours.
8.
Temporary signs or banners similar to the signs permitted above shall
also be permitted.
9.
Signs within the health care campus that are not legible from an
expressway, public street or residential lot, as well as signs for
traffic control and/or direction, shall not be regulated.
1.
Off-street parking and loading requirements shall be in accordance with Part 6 of this chapter, except as modified below.
2.
Off-street parking spaces and/or loading spaces provided on the campus
but within another municipality may be counted toward the required
off-street parking and/or loading spaces required for the campus.
