To permit a concentration of retail establishments, commercial offices, and community facilities that may be too large or intensive to adapt to a downtown or village setting;

To minimize the impacts of highway commercial activity.

To encourage the clustering of commercial establishments.

To encourage shared development features.

To meet minimum standards of health, safety, and welfare by protecting against hazards and nuisances.

Front yard landscaping strips shall be required along the road (see Supplemental Regulations - "Landscaping").

Off-street loading spaces and outdoor storage areas (exclusive of outdoor sales) shall be screened from the roads and adjoining properties (see Supplemental Regulations - "Landscaping").

Shared parking facilities shall be required where applicable (see Supplemental Regulations - "Parking").

On-site lighting of buildings and surrounding areas shall employ hooded or screened fixtures that confine glare to the site, and security lighting should be directed toward the building, rather than the area around it (see Supplemental Regulations - "Lighting").

Speaker and/or public address systems used in external areas shall be designed to keep audible impact at ambient levels.

To provide sites configured to accommodate uses seeking prominent locations.

To promote uses that will not compete with the Central Business District or Waterfront Business District.

To encourage development that is reflective of the region's character and historic nature including architectural treatments and design features.

To require integrated site design.

To designate the interchange commercial district as a receiving area for transferred development rights.

All plans for vehicular access from the interchange access road shall be submitted to the Township for approval. If the Pennsylvania Department of Transportation (PennDOT) approval is required, plans shall be submitted to the Township and PennDOT concurrently for review and approval.

The Township shall require a traffic impact study to be prepared by a qualified professional for any proposed development within the Interchange Commercial District, except when the proposed development is expected to generate less than 100 vehicle trips on the interchange access road during the road's daily peak travel period.

Upon final review of the traffic impact study, the Township may recommend improvements to the applicant to minimize the proposed development's traffic impact and maximize public safety. All recommended improvements shall be included in zoning, site plan, and/or subdivision review of the proposed development.

Any new right-of-way providing vehicular access from the interchange access road shall be located a minimum distance of 300 feet from the point at which the exit/entrance ramp intersects the interchange access road.

Any new right-of-way providing vehicular access from the interchange access road shall be no closer than 800 feet measured from center line to center line from any existing or proposed new vehicular access.

Direct vehicular access to uses fronting on an interchange access road shall be used where direct access currently exists.

Any right-of-way providing vehicular access, other than that which currently exists, within the Interchange Commercial District shall be of a type equal to or of a lower order than the highest order road (the interchange access road) serving the interchange.

In order to minimize vehicular access points from the interchange access road, shared driveway features shall be required. Access easements connecting adjoining properties and land developments for vehicular, bicycle, and pedestrian access shall be provided, as agreed by the municipality and the developer.

A minimum of 2.5% of the total number of required parking spaces shall be provided for on-site bicycle storage.

All portions and sides of buildings shall utilize the same materials that are used on the designated front of the building. Unpainted concrete block, except when textured or tinted, shall not be used on building exteriors.

Facades greater than 45 feet in length shall employ one or more of the following architectural design strategies:

Facades of commercial buildings facing a public right-of-way or parking area shall have a minimum of 30% of the ground floor exterior area devoted to windows or display windows.

For properties with frontage along the interchange access road, the building's primary facade shall be oriented towards the interchange access road.

Bulk trash receptacles, mechanical equipment, outdoor storage, loading docks, and other accessory uses shall be located or screened in such a manner as to be hidden from all off-property views.

All utility lines, including electric, telephone, data, and CATV, shall be installed underground except as provided below:

Building Setback along Airport Road (TR 422) is a minimum of 500 feet from Airport Road.

Buildings and parking lots shall be screened from the intersection of Airport Road and I-99 bridge a distance of 1,000 feet to the east.

A combination of berms, grading and landscaping, along with evergreens and deciduous trees shall be included.

The developer shall be required to provide a three-dimensional computer generated rendering showing one view each from the east and westbound approaches on Airport Road (TR 422).

The berms shall be landscaped with shrubs and trees.

To concentrate a mix of residential uses, neighborhood scale retail uses, personal services, community facilities, specialty shops, and home occupations.

To encourage adaptive reuse of buildings.

To provide for the public convenience and to avoid congestion.

No structure shall exceed 2,500 square feet in ground floor area.

All drive-in primary and accessory commercial uses and all mobile homes (even if placed on permanent foundations) are prohibited from the Village District.

This district shall be limited to two total uses per property; either one residential and one commercial or two residential or two commercial.

To permit a concentration of retail establishments, commercial offices, and community facilities that may be too large or intensive to adapt to a downtown or village setting.

To allow for mixed uses based on historical uses.

To encourage the clustering of commercial establishments.

To encourage shared development features.

To meet minimum standards of health, safety, and welfare by protecting against hazards and nuisances.

To provide suitable redevelopment options and to promote sustainability and economic viability of designated mixed use areas within the Township and to preserve the unique character of these neighborhoods.

Front yard landscaping strips shall be required along the road (see Supplemental Regulations - "Landscaping").

Off-street loading spaces and outdoor storage areas (exclusive of outdoor sales) shall be screened from the roads and adjoining properties (see Supplemental Regulations - "Landscaping").

Shared parking facilities shall be required where applicable (see Supplemental Regulations - "Parking").

On-site lighting of buildings and surrounding areas shall employ hooded or screened fixtures that confine glare to the site, and security lighting should be directed toward the building, rather than the area around it (see Supplemental Regulations - "Lighting").

Speaker and/or public address systems used in external areas shall be designed to keep audible impact at ambient levels.

Structures destroyed by fire, flood or other unintentional means shall be permitted to be rebuilt within their original building footprint within one year of the structure's destruction. Thereafter, redevelopment of sites shall conform to all requirements of this chapter.