It is the intent of this district to provide an area in which a variety of professional office and research activities will locate. All facilities shall be suitably and attractively landscaped with maximum attention given to vehicular circulation systems which do not adversely affect the public health, safety and general welfare of the residents of the Township.
In an OR District, the following regulations shall apply.
A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and no other:
A. 
Professional and business office activities and municipal uses.
[Amended 4-12-2000 by Ord. No. 186-2000]
B. 
Laboratory, research, testing and experimental, not involving the danger of fire or explosion nor any offensive noise, vibration, smoke, dust, odor, glare, heat or other objectionable influence.
C. 
Medical center.
D. 
Nursing homes.
[Amended 4-12-2000 by Ord. No. 186-2000]
E. 
Veterinary clinic.
F. 
Day-care center.
G. 
Accessory uses normally associated with a permitted use.
[Added 12-16-2003 by Ord. No. 210-2003]
The following are permitted as a conditional use requiring approval by the Township Supervisors, pursuant to § 184-210 of this chapter.
A. 
Hospitals and their accessory uses, subject to the following:
(1) 
All impact studies required by § 154-30I of the Subdivision and Land Development Ordinance of the Township of Bern shall be submitted to the Township Supervisors.
(2) 
The applicant shall demonstrate to the satisfaction of the Township Supervisors that adequate parking has been provided for employees, visitors, patients, outpatients, and ancillary services and offices. In determining such adequacy, the Township Supervisors shall be guided by the requirements of § 184-156Q of this chapter.
(3) 
Ambulance and medivac on-site routes and designations of emergency access to the hospital shall be provided to and be acceptable to the Township Supervisors.
(4) 
Minimum front, rear and side yards shall be as follows: front, 50 feet; side, 50 feet; and rear, 50 feet; provided, however, that structures may be located between 50 feet and 35 feet from a rear or side lot line, but only if the height of such structure shall not exceed the actual setback distance from the lot line.
(5) 
Minimum lot size shall be 20 acres.
(6) 
At least 30% of the lot shall be maintained as open area.
(7) 
Notwithstanding the setback requirements of § 184-66.1A(4), surface parking areas shall be set back at least 20 feet from all lot lines and street right-of-way lines, and a parking garage shall not be located within 35 feet of a side or rear lot line or a front lot line which borders a Township road. The height of a parking garage located between 50 feet and 35 feet from any such lot line shall not exceed the actual setback distance from the lot line.
(8) 
Site element screens shall be provided for all features listed in § 184-152J of this chapter, even if such features are located further than 100 feet from a property line or existing road right-of-way. The Township Supervisors may modify the requirements of § 184-152J if they are satisfied that the modified requirements are part of an effective and attractive landscaping plan for the site.
(9) 
Property line buffers shall be provided as required by § 154-30H(2)(a) of the Subdivision and Land Development Ordinance of the Township of Bern. The design of those landscaped buffers must be approved by the Township Supervisors.
(10) 
Loading facilities shall be screened from view of surrounding streets and properties and shall comply with § 184-155 of this chapter.
(11) 
All exterior lighting shall conform to the requirements of § 184-149 of this chapter.
(12) 
Maximum building height for the main hospital facility (measured at each point of the structure) shall be 100 feet, provided the building is equipped with fire sprinklers and other appropriate fire suppression devices. The maximum height for any other structures on the lot shall be 60 feet. This provision shall not be deemed to alter the applicability of § 184-167 of this chapter.
(13) 
All signs shall conform to the applicant's signage plan, which shall be subject to approval by the Township Supervisors and shall comply with Article XVII of this chapter, except to the extent modified by the signage plan approved by the Township Supervisors.
(14) 
Proposed points of ingress and egress and internal circulation patterns shall be submitted to the Township Supervisors for review and approval.
(15) 
The Township Supervisors shall be satisfied that the hospital applicant has agreed to construct and provide financial security for (or has paid the estimated cost of constructing) all road improvements necessary to address traffic impacts resulting from hospital construction and operation, prior to their approving the conditional use application.
(16) 
In the event that any inconsistency or conflict shall be found to exist between the terms or application of any condition set forth in this § 184-66.1A and the terms or application of any provision set forth elsewhere in this chapter, and notwithstanding the more general requirements of § 184-210C of this chapter, the terms of such condition set forth in this § 184-66.1A shall be deemed to be the controlling requirement of this chapter, but only to the extent necessary to resolve such inconsistency or conflict.
B. 
Academic clinical research center in accordance with the use restrictions described in § 184-153.1B.
[Added 11-6-2017 by Ord. No. 309-2017]
C. 
Dispensary facility in accordance with the use restrictions described in § 184-153.1E.
[Added 11-6-2017 by Ord. No. 309-2017]
[Amended 4-12-2000 by Ord. No. 186-2000]
The minimum lot area for a permitted use with both public water and sewer facilities shall be one acre. The minimum lot area for a permitted use without both public water and sewer facilities shall be four acres.
The minimum front yard shall be 50 feet in depth measured from the street line. The minimum side yard and rear yard shall be 35 feet.
The maximum building height shall be 35 feet.
The minimum lot width measured at the building setback line shall be 150 feet. The minimum lot width measured at the street line shall be 100 feet.
[Amended 4-12-2000 by Ord. No. 186-2000]
At least 40% of the lot shall be maintained as open area.
A. 
Except for twenty-foot lengths of driveways directly accessing a public street and any sidewalks and other improvements required by the Township, a twenty-foot wide landscaped area, free of paving, shall be provided along all front, side and rear lot lines. This landscaped area shall be suitably and attractively landscaped in a manner approved by the Township.
[Amended 6-17-2003 by Ord. No. 204-2003]
B. 
No paving other than connecting driveways shall be constructed within 20 feet of the street right-of-way line.
C. 
Along each side and rear property line which abuts a residential district boundary line or an existing residential use, a building setback not less than 50 feet shall be provided. Twenty feet of the building setback area nearest the district boundary line or property line shall be screened in accordance with § 184-148.
D. 
If there is more than one principal building or use on a single lot, the minimum distance measured at the closest point between any two buildings or groups of buildings shall be at least 50 feet.
E. 
Each use shall comply with the off-street parking standards contained in § 184-156 of this chapter.
F. 
Each use shall comply with the Storm Drainage District Ordinance No. 131,[1] the storm drainage design standards found in the Subdivision and Land Development Ordinance[2] for the Township of Bern, as well as the Flood Plain District Ordinance No. 59-1980 and No. 61-1980.[3]
[Amended 4-12-2000 by Ord. No. 186-2000]
[1]
Editor's Note: See Ch. 149, Stormwater Management.
[2]
Editor's Note: See Ch. 154, Subdivision and Land Development.
[3]
Editor's Note: See Ch. 89, Floodplain Management.
G. 
Each use shall comply with the design standards found in § 184-152.
H. 
Any development along the Route 183 corridor will require increased rights-of-way as determined after consultation with the Township, County and Pennsylvania Departments of Transportation.
I. 
Where greater setbacks are established in § 184-147, or elsewhere in this chapter, regarding accessory buildings, structures and uses, such greater setbacks shall apply.
[Added 4-12-2000 by Ord. No. 186-2000]
J. 
Any building facade which faces a patron parking area, street or other space used or viewed by the public shall be provided with decorative facade treatment, architecturally integrated with all other building faces.
[Added 4-12-2000 by Ord. No. 186-2000]
K. 
Site models and/or graphic portrayals, providing a clear perspective of the relationship of the proposed development to the site and its visual impact on adjacent properties, shall be submitted to the Township.
[Added 4-12-2000 by Ord. No. 186-2000]
Each use shall comply with the performance standards contained within § 184-153.