Foster the development of a group or groups of businesses and compatible facilities with appropriate landscaping and parking.

Foster the development of the aforesaid in accordance with comprehensive design requirements relating, inter alia, to access and related traffic considerations, land use and coverage thereof, building placement, highway protection, off-street parking, buffering, landscaping and screening.

Foster the development of the aforesaid in accordance with the purposes set forth in §§ 172-3 and 172-4 and, by virtue of the physical size of such development, as well as the extent, concentration and duration of activities anticipated on and adjacent thereto, foster the design and operation thereof consistent with:

Retail store.

Retail service shop or custom shop; other personal service shop or store, such as a barbershop, beauty, bakery, confectionery, ice cream or similar shop; custom tailoring, dressmaking, millinery or similar shop; and shoe, clock, watch, jewelry, radio, television, household appliance or similar repair shop; and laundry, dry-cleaning or clothes-pressing shops (provided that the equipment and materials to be employed will not involve danger from fire or explosion and that use will not detract from the predominant character of the development); provided, however, that:

Library, veterans' memorial and community buildings or rooms for civic, religious and/or charitable purposes.

Bank and similar institutions.

Offices.

Restaurant, cafe and catering establishments, including outdoor seating and service areas when authorized as a conditional use.

Medical and/or dental clinics.

Indoor theater, cultural center, radio or television studios.

Outdoor garden centers as an accessory use to and in conjunction with a retail store.

Hotel or motel.

Lifestyle village.

Logistics center, as part of a lifestyle village, when authorized as a conditional use.

Indoor recreational use and/or, when authorized as a conditional use, outdoor recreational use.

Accessory use on the same lot and customarily incidental to any of the above uses and not detrimental to the neighborhood. Accessory uses may include storage within a completely enclosed building in conjunction with a permitted use.

Provisions relating solely to nonmotel, nonhotel and nonoffice/clinic uses.

Provisions relating solely to motel/hotel uses.

Provisions relating to all uses.

Minimum gross tract area: 50 acres, or 55 acres if a logistics center is included.

Minimum tract width: 2,000 feet.

Maximum building area: 20% of the portion of the tract which is not a logistics center site and 30% of the portion of the tract which is a logistics center site.

Minimum building setback from West Chester Pike: 150 feet.

Minimum building setback from other adjacent streets: 20 feet.

Minimum green area of the tract, exclusive of green area of parking areas: 25%.

Minimum green area in parking areas: 15%.

Maximum building height: four stories (excluding basement) or 45 feet.

Minimum planted buffer from street right-of-way: 10 feet.

The logistics center use must be approved by conditional use.

The minimum gross tract area of a lifestyle village containing a logistics center shall be 55 acres, at least 50 acres of which shall be devoted to permitted uses other than the logistics center use.

The logistics center site shall have a minimum gross area of five acres and a maximum gross area of six acres.

The logistics center building may not have a gross floor area larger than 80,000 square feet.

The maximum building area of the logistics center building shall be 30% of the logistics center site.

The logistics center building shall have the following minimum setbacks:

The exterior of the logistics center building shall include general characteristics of an office building such that a minimum of 20% of the area of the front facade shall consist of windows and/or doors and a minimum of 10% of the side facades shall consist of windows and/or doors.

Manufacturing and refining shall not be permitted in a logistics center.

A logistics center need not be generally pedestrian-friendly and shall not connect directly to the internal road network of the other portion of the lifestyle village, however, it shall provide a walking path or trail which connects to the pedestrian-friendly portion of the lifestyle village.

There shall be no work done outside of the building other than loading and unloading at the loading docks, which shall be located towards the rear and be screened to the extent reasonably practicable.

There shall be no outside storage of product or material.

There shall be no truck deliveries, pickups or idling after 8:00 p.m. or before 7:00 a.m.

Entranceways and exitways, including, if necessary, deceleration and acceleration lanes providing access to and from the development, shall be sufficient in number and length to safely and conveniently accommodate the flow of traffic to and from the site, as approved by the Board of Supervisors and the Pennsylvania Department of Transportation, where applicable.

Except as otherwise specifically provided, internal site circulation shall be provided for vehicle access to all buildings and facilities, shall be part of a closed-circuit system enabling continuous flow of traffic and shall be of sufficient width and turning radii to allow access without entrapment of emergency vehicles.

Parking shall not be permitted on interior streets, except in a lifestyle village use.

Interior streets shall be separated from all parking, loading or service areas used by motor vehicles by the use of buffer strips or other effective and suitable barriers against unchanneled motor vehicle ingress or egress, except in a lifestyle village use.

The minimum cartway width of interior streets shall be predicated upon the requirements of traffic volume, flow and rate set by the traffic analysis. For each lane of traffic flow, a width of 12 feet shall be required. In no case shall the minimum width of internal streets be less than 24 feet for two-way and 18 feet for one-way traffic flow.

Appropriate signs and street markings for warning and use regulations of pedestrians and vehicles shall be erected and maintained.

Areas for loading and unloading of delivery trucks and other vehicles and for refuse collection, fuel and other service vehicles shall be provided and shall be adequate in size and shall be so arranged that they may be used without blocking or interfering with the use of access roads or lanes and automobile parking spaces. All loading areas shall be shielded by a planting screen in accordance with § 172-77B and/or by screen walls, berms or fencing, when approved by the Board of Supervisors.

Loading facilities, excepting those for underground storage of liquids such as fuel oil, shall be designed to maintain all off-loading and on-loading operations within the building structure, so that no materials are stored above ground outside of the building.

Pedestrian crosswalks and sidewalks shall be required at any location where the Board of Supervisors shall determine they are necessary for public safety or convenience. Crosswalks shall have minimum rights-of-way of 10 feet abutting the street curbline. Sidewalks shall have a minimum paved walk of five feet in width.

Internal pedestrian circulation may be provided for by natural walks, aggregate, wood chips or bituminous materials where pedestrian traffic is light or the landscaping theme is enhanced by such installation, subject to the approval of the Board of Supervisors.

A planted area, no less than 25 feet in width, of grass, lawn, shrubbery, evergreens and trees shall be placed and continuously maintained in a proper and attractive manner along the perimeter of the property, exclusive of driveway crossings. All plantings shall be installed so as not to inhibit clear sight at intersections of vehicle and pedestrian circulation. The width of the strip shall be increased to no less than 50 feet and be provided with high- and low-level screening along any part of the property line that is in common with a residential zone. In this case, the buffer shall be fenced from the adjoining property, except that the Board of Supervisors may, upon application, permit exceptions to this requirement relating to fences.

Screening for the purpose of providing a visual barrier shall be composed of plants and trees arranged to form both a low-level and a high-level screen. The high-level screen shall be composed of evergreen trees at least five feet in height. Such trees shall be planted in two parallel rows, eight feet apart. The rows shall be offset and shall be planted with trees spaced at intervals of not more than eight feet. The low-level screen may be any plant materials approved by the Newtown Township Planning Commission. Plants shall be not less than two feet in height and spaced at intervals of not more than five feet.

Trees shall not be destroyed, unless necessary for the construction of the proposed buildings and improvements, and adequate tree planting shall be completed by the owner, developer or builder. Street trees shall be a minimum of 40 feet and a maximum of 50 feet apart. The trunks of the trees shall not be less than two to 2 1/2 inches in diameter and 3 1/2 feet in height at time of planting.

The owner, developer or builder shall preserve or incorporate natural features, such as woods, streams, floodplains and open space areas, which add to the overall cohesive development of the C-2 Commercial District and adjacent districts.

Any area not used for buildings, structures, paved areas or screening shall be planted with an all-season ground cover and other landscaping materials in accordance with the landscaping and screening plan. Existing vegetative materials shall be preserved wherever practical.

A planted area, no less than 10 feet in width, of grass, lawn, shrubbery, evergreens and trees shall be placed and continuously maintained in a proper and attractive manner along the perimeter of the portion of the tract currently proposed for development and adjacent to an exterior road, exclusive of driveway crossings. All plantings shall be installed so as not to inhibit clear sight at intersections of vehicle and pedestrian circulation.

Screening for the purpose of providing a visual barrier from parking shall be composed of plants and trees arranged to form a low-level screen. The low-level screen may be any plant materials approved by the Newtown Township Board of Supervisors after recommendations of the Planning Commission. Plants shall be not less than two feet in height and spaced at intervals of not more than five feet.

Trees shall not be destroyed, unless necessary for the construction of the proposed buildings and improvements, and adequate tree planting shall be completed by the owner, developer or builder.

The owner, developer or builder shall preserve or incorporate natural features, such as wetlands, woods, streams, floodplains and open space areas, which shall add to the overall environment of the lifestyle village.

Any area not used for buildings, structures, paved areas or screening shall be planted with an all-season ground cover and other landscaping materials in accordance with the landscaping and screening plan. Existing vegetative materials shall be preserved wherever practical.

For all retail, commercial, office and other permitted uses, other than a hotel, cultural center, logistics center or recreational use, four parking spaces shall be required for each 1,000 square feet of gross leasable area.

For a hotel, a minimum of one parking space shall be provided for each rental room or suite.

For a cultural center, a minimum of one parking space shall be provided for every 10 seats in an assembly or performance area and four parking spaces per 1,000 square feet of gross floor area for areas other than an assembly or performance area.

For a logistics center, a minimum of one parking space shall be required for each 5,000 square feet of gross leasable area in the building.

For recreational uses, the number of required parking spaces shall be determined by analysis of the reasonable parking needs of the use prepared by developer's transportation professional, subject to approval of the Board of Supervisors, taking into account the availability of shared parking. If the type of recreational use is to change, the parking needs shall be reevaluated using the same methodology.

Freestanding lifestyle village identification signs shall be permitted, subject to the following regulations:

Freestanding signs for individual buildings or tenants or multiple tenants. Freestanding signs identifying individual buildings, individual tenants or multiple tenants shall be permitted, subject to the following regulations:

Wall signs. Signs mounted on the walls or facades of a building shall be permitted, provided that the following regulations are met:

Under-canopy signs. Under-canopy signs, not to exceed 10 square feet in aggregate sign area per tenancy or occupancy, shall be permitted.

Directory signs. At each entrance to the lifestyle village tract, signs for the direction of traffic to or identification of individual buildings or tenants within the development shall be permitted, provided that the following regulations are met:

Traffic control directional signs. Signs for the directional control of vehicular traffic shall be permitted, provided that the area of each sign shall not exceed four square feet in size. Except for street signs approved for use on public streets, no directional sign shall exceed three feet in height.

Flags. Flags of the United States of America, the Commonwealth of Pennsylvania, Delaware County, Newtown Township and the corporate flags of the lifestyle village or its tenants shall be permitted, provided that the total number and location of such flags shall be subject to the review and approval of the Board of Supervisors.

Such other signs or banners that may be approved by the Board of Supervisors shall be permitted.

The development shall be serviced with public water and fire hydrants.

The development shall be serviced with public sanitary sewer facilities.

All utility services in the center shall be underground.

For developments other than a lifestyle village, the development shall be constructed in accordance with an overall plan and shall be designed as a single architectural theme with appropriate common landscaping, and all buildings shall be arranged in a group or groups. In all types of developments, mechanical and site utility equipment projected from the buildings shall be reasonably screened from public view.

There shall be facilities to handle, in adequate fashion, the flow of surface waters in a manner so that no undue burden of surface water drainage is imposed upon abutting streets, highways, properties and existing watercourses.

Lighting standards shall not exceed 25 feet in height, and all luminaires shall be shielded to prevent flooding of adjacent properties.

Noise from the facility at the property line adjoining residential zoning shall not exceed 40 decibels when measured at night with the facility unoccupied.

In a C-2 Commercial District, unless waived by the Board of Supervisors due to the limited scope of the proposed development, any site development, including erection of any building, addition to any building, construction of streets or parking facilities or installation of sewers or utilities, requiring permits shall be permitted only after plans have been submitted and approved in accordance with procedures for review of a subdivision or land development.

Development of lifestyle village in phases. Notwithstanding anything to the contrary contained in this Article XVII, a lifestyle village may be developed in phases, and it shall not be necessary for land development plans to detail the proposed development of those portions of the tract which are not currently proposed for development. Only those portions currently proposed for development along with those portions of the tract previously approved need be detailed. Sufficient parking and landscaping for the areas currently proposed for development need be shown.

Drafting standards. Documents submitted for site review shall meet all drafting standards for a subdivision or land development. In addition, the following will be required:

Submission of plans and drawings. In addition to the requirements of Chapter 148, Subdivision and Land Development, as amended, the proposed site development plan shall also comply with the provisions of this chapter. The plans and drawings may be submitted as separate exhibits or included in the basic plot or site plan. In either case, the following features, for the phase currently proposed for development, shall be included:

Submission and reports and statements. Supporting documents shall be submitted. Documentation shall include proposed solutions to deter, diminish or remove casual elements that adversely affect property and persons on adjacent property and within the Township as a whole. The documents shall include those items listed below. Items in Subsection E(1), (2), (4), (5), and (6) shall be submitted with the preliminary plan submission. Items in Subsection E(3), (7) and (8) shall be submitted with the final plan submission.

The applicant shall submit sufficient data and a plan insert showing the amendment to the previously approved plan to the Zoning Officer, who shall verify the accuracy of the documents submitted.

The application and documents shall be submitted by the Zoning Officer to the Board of Supervisors, which shall determine whether the proposed amendment is of sufficient substance to warrant extensive site review under the procedures of § 172-79 with respect to the amendment. Fees established under §§ 172-153 and 172-126 shall apply in this instance.

If the application is not of sufficient substance to warrant extensive review, the Board of Supervisors shall make a determination on the application and advise the Zoning Officer.