Township of Upper Hanover, PA
Montgomery County
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Table of Contents
Table of Contents
In expansion of the declaration of legislative intent and statement of community development objectives found in §§ 500-101 and 500-102 of Article I of this chapter, it is the intent of this article to provide regulations for institutional uses in conformance with the goals of the Comprehensive Plan, Open Space and Environmental Resource Protection Plan, and the following objectives:
A. 
Optimize compatibility with nearby properties by minimizing potentially detrimental impacts, including those caused by traffic, noise or lighting.
B. 
Provide locational, dimensional and developmental standards specific to the types of uses permitted.
C. 
Provide standards and procedures for applying these regulations to individual properties.
D. 
Encourage conservation of environmental resources and areas and increase opportunities for physical interconnections among outdoor recreation areas, where feasible.
Institutional uses are permitted within the zoning districts as specified in the table in § 500-2603 herein. For institutional uses, the provisions of this article shall serve in place of the mapped district's provisions, and any conflict of regulations shall be resolved by application of the institutional use regulations to institutional uses.
All institutional uses shall comply with the following dimensional standards according to their class of use:
A. 
Class One uses:
(1) 
Minimum lot size: two acres.
(2) 
Minimum lot width at building setback line: 200 feet.
(3) 
Minimum street frontage: 100 feet.
(4) 
Minimum building setback from ultimate right-of-way and all other property lines: 50 feet.
(5) 
Maximum building height: 40 feet (maximum three stories).
(6) 
Maximum building coverage: 10%.
(7) 
Maximum impervious coverage: 35%.
(8) 
Minimum vegetation, trees or landscaping: 40%.
(9) 
Minimum distance between buildings: 25 feet.
(10) 
Minimum parking area setbacks.
(a) 
From ultimate right-of-way.
[1] 
Parking areas with 50 or more spaces: 50 feet.
[2] 
Parking areas with less than 50 spaces: 25 feet.
(b) 
From buildings: 20 feet.
(c) 
From property lines.
[1] 
From residential lot lines: 50 feet.
[2] 
From all other lot lines: 25 feet.
B. 
Class Two uses:
(1) 
Minimum lot size: 10 acres.
(2) 
Minimum lot width at building setback line: 400 feet.
(3) 
Minimum street frontage: 100 feet.
(4) 
Minimum building setback from ultimate right-of-way and all other property lines: 100 feet.
(5) 
Maximum building height: 40 feet (maximum three stories).
(6) 
Maximum building coverage: 15%.
(7) 
Maximum impervious coverage: 40%.
(8) 
Minimum vegetation, trees or landscaping: 50%.
(9) 
Minimum distance between buildings: 50 feet.
(10) 
Minimum parking area setbacks.
(a) 
From ultimate right-of-way.
[1] 
Parking areas with 25 or more spaces: 100 feet.
[2] 
Parking areas with less than 25 spaces: 50 feet.
(b) 
From buildings: 20 feet.
(c) 
From property lines.
[1] 
From residential lot lines: 50 feet.
[2] 
From all other lot lines: 25 feet.
[Amended 7-12-2005 by Ord. No. 2005-09; 3-29-2006 by Ord. No. 2006-03; 2-13-2007 by Ord. No. 2007-01; 4-10-2007 by Ord. No. 2007-04;6-10-2008 by Ord. No. 2008-04]
The following table lists the permitted uses by class and specifies the districts in which these uses are permitted. By-right uses are permitted only in districts marked with the letter R, and conditional uses are permitted only in districts marked with the letter C. Institutional uses not specifically listed are permitted only when authorized by the Board of Supervisors by conditional use, and only in a district where a similar use is permitted.
Permitted Institutional Uses
R-1
R-2
R-3
VCR
CB
LIC
LI
OS
FPC
SS
RCCO
AZ
Class One
Place of worship
C
C
C
C
C
C
C
C
School (maximum 150 students)
C
C
C
Library, museum
C
C
C
R
R
R
R
Historic site
C
C
C
C
R
R
R
R
C
C
C
Community center, senior citizens center
C
C
C
C
Township buildings
R
R
R
R
R
R
R
R
R
R
Office, educational or research facility for conservation institutions (maximum 10,000 square feet gross floor area)
C
C
C
C
R
R
R
C
C
Licensed institutions for housing and care of the elderly, handicapped or mentally ill
C
C
C
Multifamily dwellings for elderly, handicapped or disabled persons
C
C
Public educational facility
R
 
Permitted Institutional Uses
R-1
R-2
R-3
VCR
CB
LIC
LI
OS
FPC
SS
RCCO
AZ
Class Two
School (more than 150 students)
C
C
C
Institutional headquarters of a nonprofit organization
C
C
C
Medical, surgical or rehabilitation hospital
C
C
C
C
C
List of Zoning Districts
R-1
Agricultural-Low Density Residential District
R-2
Medium Density Residential District
R-3
High Density Residential District
VCR
Village Commercial/Residential District
CB
Commercial Business District
LIC (1 and 2)
Light Industrial and Limited Commercial District
LI
Light Industrial District
OS
Outdoor Storage and Intensive Commercial/Industrial District
FPC
Floodplain Conservation Overlay District
SS
Steep Slope Conservation Overlay District
RCCO
Riparian Corridor Conservation Overlay District
AZ
Airport Zoning District
Institutional uses shall comply with the following standards and criteria, subject to additional conditions imposed by the Board of Supervisors.
A. 
Vehicular access:
(1) 
All Class One uses shall have primary access from a minor collector road or higher classification, as defined in Chapter 425, Subdivision and Land Development.
(2) 
All Class Two uses shall have primary access from a major collector road or higher classification, as defined in Chapter 425, Subdivision and Land Development.
(3) 
An institutional use may take access from a residential through street if sufficient evidence is provided that it will not generate more than 50 vehicle trips per day. Single-access streets, as governed by Chapter 425, Subdivision and Land Development, may not be used for any institutional use.
B. 
Noise, odors, hazards. No use shall generate undue and/or extraneous noise, noxious odors, air pollution or glare, or result in pedestrian-vehicular conflict or other safety hazards to people or property.
C. 
Service facilities. Waste disposal and loading areas shall be screened from streets and adjacent uses to preserve the character of the surrounding area. Such activities shall be located to the rear of structures. The location and design of parking areas shall be in harmony with preserving the general appearance and character of the area.
D. 
Water supply. If expected demand for water is in excess of 500 gallons per day, the applicant shall demonstrate to the Board of Supervisors that a well on the site will not adversely affect existing water supply systems in the area.
E. 
Accessory residential uses. Residential uses may be permitted only as accessory uses incidental to the institutional functions of a place of worship or school, including dormitories and other types of housing, located only on the school's campus.
F. 
Accessory outdoor recreation uses. Recreation uses may be permitted as accessories to institutional uses, in compliance with the open space and outdoor recreation regulations in Article XXVII of this chapter.
G. 
Institutional uses shall be subject to the requirements of § 500-823, Lighting, of this chapter.
H. 
Dropoff/pickup area. All institutional uses shall provide an on-site dropoff/pickup area with sufficient capacity for the type of facility proposed.
(1) 
All sites shall provide sufficient turnaround area so that vehicles can exit the site driving forward. On sites with 200 feet or more of street frontage, these areas may exit the site via a second driveway, where permitted by the vehicular access analysis regulations in Article IV of Chapter 425, Subdivision and Land Development.
(2) 
Minimum dimensions for a dropoff/pickup area shall be a lane nine feet by 60 feet (3 car spaces), with appropriate tapers from and to the driveway it adjoins, subject to approval by the Township Engineer.
[Amended 4-14-2009 by Ord. No. 2009-01]
Suitable vegetation, earth berms, fences and/or walls shall be installed along streets and between lots, zoning districts, and differing land uses to reduce negative impacts and enhance the natural and aesthetic character of the community, in compliance with § 425-500 of Chapter 425, Subdivision and Land Development.
The applicant shall request conditional use approval to permit institutional use of a property under the requirements of § 500-818, Procedure for consideration of a conditional use application, and in compliance with the following requirements:
A. 
The applicant shall submit evidence that the property is located in a zoning district that permits the requested institutional use and satisfies the minimum tract size and vehicular access standards for the proposed use.
B. 
The applicant shall submit a community impact analysis for review by the Township Planning Commission and the Board of Supervisors, including the following information:
(1) 
An explanation of the proposed development's compatibility with adjacent land uses and consistency with the Upper Perkiomen Valley Regional Comprehensive Plan.
[Amended 12-9-2003 by Ord. No. 03-12]
(2) 
Identification of sensitive natural areas, including floodplains, steep slopes, woodlands, waterways, recreational areas, and conservation areas, with an explanation of how the proposed development would avoid harmful impacts on these features.
(3) 
An explanation of the potential impacts of the development on water supply, sewage disposal, solid waste disposal, storm drainage, and the provision of police and fire protection.
(4) 
A traffic impact study when required by § 500-825 herein.
(5) 
Documentation of on-site or off-site improvements proposed to alleviate any projected negative impacts of the development.
C. 
Following approval of the conditional use application, the applicant shall submit a land development plan for the institutional use, in compliance with Chapter 425, Subdivision and Land Development.