It is the purpose of this district to encourage
the development of the institutional uses in accordance with approved
standards and to promote the planning for the location of future institutional
uses serving the Township population.
[Amended 12-21-1998 by Ord. No. 55-1998; 10-27-2010 by Ord. No. 23-2010]
In any INS Institutional District, land, buildings
or premises shall be used by right for only one of the following:
A.
Clubs and lodges and all associated functions.
B.
Hospital and its associated professional offices (general,
medical or surgical), medical or health center, convalescent home,
nursing home or similar facility.
C.
Church, chapel, convent or similar religious institution,
including rectory or parish house.
D.
College, private or public elementary, secondary or
nursery school or other educational institution for academic instruction,
not to include a business or trade school, dance studio or similar
use.
E.
Cemetery, provided that no burial lots shall be located
closer than 200 feet to a residential district boundary line.
F.
Township administrative building, governmental building,
public service corporation building, public library, governmental
operations and other associated functions in furtherance of the health
and welfare of the general public.
G.
Country club, swim club or similar use.
H.
Public parks, community centers and passive and active
open space, including associated buildings.
Only accessory uses on the same lot with, and
customarily incidental to, any of the above permitted uses shall be
permitted.
The following area and bulk regulations shall
apply:
[Added 11-22-1999 by Ord. No. 29-1999]
Acute-care hospital(s) may voluntarily submit
to regulations of this section in the discretion of the property owner,
when the use is integrated with or collateral to an acute-care hospital(s)
which lie within the contiguous Institutional Zone or previous PUD
Zone, as rezoned to Institutional Zone, of the Township in the above-defined
areas in order to further acute-care hospital(s) in all those functions
customarily or progressively established now or in the future as performed
by an acute-care hospital.
A.
Parking.
(1)
Parking facilities are subject to approval of the
Planning Board and are permitted to be remote from the lot upon which
development is undertaken, and may have the primary and sole use of
a parking lot or be in conjunction with a primary use on the remote
lot, so long as the Planning Board finds total parking to be adequate.
(2)
A parking structure on site is a permitted accessory
use. Such accessory use may be four stories.
B.
Parking ratio. Each parking space, except handicap, shall be nine feet by 18 feet, and, where the space is allocated to a facility which contains inpatient beds, then the parking ratio shall be one parking space for two beds and an additional three parking spaces for each four employees on the major shift. Where the facility to be constructed is not physically interconnected with a structure containing hospital beds (e.g., a stand-alone structure), then the parking requirements of Article XXX shall be followed. Excess parking shall be permitted irrespective of § 285-196A, as shall unimproved areas of parking permitted under § 285-196I.
C.
Buffers. Notwithstanding any provision of Article XXXI to the contrary, no landscape buffer shall be required, except where the boundary line of the institutional use abuts and is contiguous with residentially used property, except that where natural or physical barriers exist or are established, the Planning Board has the discretionary right to provide for suitable fencing and/or walling in lieu of any required landscape buffer or to eliminate the requirement entirely.
D.
Lot and/or building coverage, green and/or open area
percentages, and floor area ratios.
(1)
Building coverage is 50% maximum.
(2)
Open space shall not be less than 10%.
(3)
Floor area ratios are eliminated as respects Institutional
Zones improved by acute-care hospitals hereunder.
(4)
In order to maintain the tenor of an acute-care hospital,
within the zone, as an acute-care facility, for all current and future
types of customarily hospital-based service(s), and to prevent such
facility from being subsumed in a general/medical office building,
no more than 10% of the hospital may be used for hospital-based private
or hospital-owned medical practices serving general patient care.
This limitation is neither a floor area ratio nor use restriction
but distinguishes permitted hospital use, such as, but not limited
to, consultation rooms for emergency or operating room patients, hospital-based
laboratory or radiology office facilities, general hospital administrative
offices and similar hospital-related services which would not be affected
by the limitation from primary physician practice offices for general
public patient visitation (e.g., such as the local general practitioner
or office-based OB/GYN specialist practitioner), which latter category
would be within the limitation definition.
E.
Drainage. Drainage system and/or basin facilities
may be remote from the site and may be contained on or upon lands
within or outside of the subject Institutional Zone and are permitted
as primary or accessory use thereon; however, such facilities must
be contained within the same watershed unless otherwise authorized
by all governmental agencies having jurisdiction over the issue.
F.
Antennas/satellites. Antenna/satellite transmission
and reception facilities are permitted within the zone and may be
placed upon the rooftop of the facility or ground-mounted. Unless
waived by the Planning Board the antenna/satellite shall not exceed
a thirty-six-inch diameter. The Planning Board may permit more than
one such facility per building.
G.
Building height.
(1)
The height of any building constructed on the property
shall be measured from the average grade of the finished first floor
(with each story being permitted up to a height of 17 feet) if the
building contains a "sprinkler system" to the roof of the building,
not exceeding seven stories, but excluding any screened parapet, such
that items like heating, ventilation and air-conditioning system (HVAC)
enclosures, elevator enclosures, helipad/heliports, architectural
designs, and/or antenna/satellite dishes and similar rooftop facilities
shall not be included in the measurement of the building height.
(2)
The applicant shall have the right to phase the construction
of multiple-story buildings, over time, with commencement of construction
of the first phase constituting a vesting of the entire approval(s).
If construction of any phase, after the first phase, is not commenced
within 10 years of the approval, such preliminary approval shall lapse
one year after notice by the Township to the property owner of the
failure to proceed under the phase approval, unless some activity
toward construction is undertaken by the owner within the said one
year, or unless extended by the Planning Board.
H.
Setbacks. Front yard setbacks shall not be less than
75 feet; rear yard depth not less than 35 feet; and total side yards
of 25 feet, with no one side yard being less than 10 feet. If the
property sits on two street frontages the property owner may elect
which frontage is the front and which the rear or side. Parking is
permitted in any setback.
(1)
If a structure exceeds 35 feet in height (excepting
existing structures which are "grandfathered" and permitted to continue,
be renovated and/or reconstructed) and whether or not it lies behind
or is part of a lower structure, the area of the building exceeding
35 feet is deemed a "tower," whose tower setback requirements from
the front lot line shall be 150 feet and 100 feet from the rear lot
line. If the tower entry faces sideways interior to the site, the
side yards created shall be 150 feet and 100 feet, respectively. Other
structures may exist in the setbacks using normal zone standards;
only the tower need conform to this setback.
(2)
Side yard property setbacks may be waived by consent
of the neighboring property owner(s).
(3)
Accessory structures, such as tank storage of medical
gases, are permitted with reasonable separation from a building.
I.
Helicopter access. Helipad and/or heliport uses are
permitted within the zone upon the rooftop of a facility or upon the
ground, subject to approval or any other governmental agency mandated
as having jurisdiction over such helicopter facility and subject to
Fire Marshal review and comment, if any, to the Planning Board.
J.
Noise levels. Sound levels from ambulance(s) with
siren; helicopter landings and similar sound issues shall not be deemed
a nuisance and are permitted in the zone.
K.
Loading. The Planning Board shall establish reasonable
loading requirements in excess of one loading space based upon the
use and need of the facility seeking site plan approval, or waive
all loading spaces as appropriate.
L.
Environmental testing: pursuant to ordinance requirements.
M.
Traffic impact study. A traffic impact study shall
be required.
N.
Minimum lot size: four acres, excepting existing institutionally
zoned or PUD lots containing presently existing and constructed health-care
facilities, which preexisting nonconformance is "grandfathered" and
is permitted.
O.
Minimum lot width: 200 feet.
P.
Lot depth: 350 feet.
Q.
Minimum road frontage: 200 feet.
All other applicable regulations of this chapter
shall be followed as required.
