Retail store (excluding automobile sales) with more then 10,000 square feet but less than 20,000 square feet of gross floor area.

Surface parking, subject to the requirements of §§ 208-83.1 and 208-103.

The distance between buildings which are not more than 42 feet in height shall be not less than 30 feet. However, this distance may be reduced to not less than 10 feet if the following conditions are met:

The distance between buildings which are more than 42 feet in height shall not be less than 35 feet.

No portion of any structure shall cross a municipal boundary.

No dwelling shall be placed within 75 feet of the nearest railroad track, nor within 50 feet of a railroad right-of-way line.

Minimum. The minimum height of any building shall not be less than 28 feet.

Maximum. The maximum height of any building shall not be more than 45 feet, except that any portion of a building that lies more than 150 feet from an existing residential use may be increased to 70 feet.

Where a master plan encompasses both Willistown and Tredyffrin Townships, approval of each Township must be received before construction activity can commence.

Once the master plan has been approved, permits shall be issued only pursuant to approved land development or subdivision plans consistent with the approved master plan.

The master plan tract may be subdivided for separate ownership or lease (or as otherwise required by the Municipalities Planning Code or the Subdivision and Land Development Ordinance), but only if the subdivision does not interfere with the development or use of the master plan tract in accordance with the approved master plan.

Description of how the proposed master plan is consistent with the Township's Comprehensive Plan and a rationale to justify any deviation from the Comprehensive Plan. Included shall be provision for a multi-modal transportation center, and facilities and space to accommodate all other anticipated modes of transportation, including commuter parking, bus/shuttle connections and bicycles.

Proposed general layout including the multi-modal transportation center, other structures, parking areas and public spaces.

Land uses within the proposed development site, with a table listing the amount of total nonresidential floor area by type of use (for example, retail or office) and the total number of dwelling units.

Proposed pedestrian and vehicular connections from within the site to the multi-modal transportation center and to adjoining areas.

A traffic and circulation study demonstrating that vehicular and pedestrian access to the proposed development site, and specifically including the multi-modal transportation center, will be engineered and constructed to accommodate projected peak hour circulation. All vehicular access to properties in the development site shall be by means of collector roadways constructed in accordance with the circulation system plan of the Paoli Community Master Plan or by means of new local roadways installed as feeder streets to collector roadways constructed in accordance with the circulation system plan, unless an alternative plan achieving similar ends is approved by the Board of Supervisors. Facilities and road design shall ensure safety and protection against congestion in the surrounding area from vehicular traffic resulting from the proposed development plan. Development of the multi-modal transportation center shall anticipate and accommodate subsequent development. Roadways shall connect to the existing roadway network and make feasible construction of roadways to further extend the network and to lead toward the installation of roadways to effectively complete the circulation system plan, or a similarly approved plan. Circulation patterns within the site shall be designed and developed as an integral part of the total development project with direct access to the multi-modal transportation center or waiting area from other parts of the development site.

A study detailing the required commuter parking that is acceptable to the public transit providers, as detailed in signed letters to the applicant from the public transit providers.

A plan for accommodating space needed for short-term bus and shuttle stacking within proximity of the multi-modal transportation center.

A community impact study which analyzes the potential effects and impacts of the master plan upon the following community facilities: emergency services, fire protection, solid waste disposal, recreation, transportation, school facilities and school district budgets, public utilities, and Township services and revenues.

Natural features that may impact development or should be incorporated into the master plan.

A concept plan for stormwater management.

A plan for public sewer and public water.

The land uses of properties within 300 feet of any part of the property included in the master plan.

A plan for reservation, ownership and maintenance of public spaces and facilities.

Implementation/construction phasing schedule, including the timing of construction of the multi-modal transportation center, parking for the transportation center and other development, road improvements, and other infrastructure.

Information about how the remediated Superfund site will be impacted by implementation of the master plan.

The intent and purpose of the Township's Comprehensive Plan and the Transit District.

The provision of a multi-modal transportation center, and facilities and space to accommodate all other anticipated modes of transportation, including commuter parking, bus/shuttle connections and bicycles.

Facilities and road design to:

Appropriate consideration of the site's natural resources, including protection against soil erosion, water contamination and flooding.

Location of land uses which take into account suitability with respect to topography and drainage; impact on municipal services, utilities and public or quasi-public facilities; compatibility with surrounding land uses; and preservation of environmentally sensitive areas.

Inclusion of the multi-modal transportation center and adequate infrastructure to support the multi-modal transportation center in the first phase of implementation.

An adequate program for ownership and maintenance of any proposed public or quasi-public spaces and facilities.

Certification on the plan that all subsequent land development and/or subdivision plans for properties within the Transit District will be consistent with the approved master plan and comply with all applicable ordinance requirements.

Increasing the amount of nonresidential floor area or the number of dwelling units by more than 10% from the total amount approved for the development tract in the master plan;

Decreasing the amount of public or quasi-public space by more than 10%;

Rearranging the land uses in a manner that will increase the impact of the proposed development by more than 10% on a road or other public facility or otherwise result in a change in traffic patterns.

Changing or upgrading the road infrastructure included on the master plan.

Surface parking.

Structured parking.

Shared parking. In order to encourage the efficient use of land and resources, applicants are permitted to share off-street parking facilities for mixed-use developments or for uses located sufficiently close to one another that have different peak parking demands or operating hours. In order to utilize this provision, applicants must:

Public space shall be designed to provide an area for passive recreation or similar informal activities.

Public space shall abut and be accessible and generally visible from a public sidewalk or other public area designed to facilitate pedestrian circulation or relieve pedestrian congestion. Such space shall be provided at the same level as the abutting public sidewalk or pedestrian area.

Public space shall be accessible to persons with disabilities throughout the entire area.

Public space shall contain seating, permanent landscaping and lighting for nighttime use. There shall be sufficient natural light to permit the maintenance of plants without artificial lighting. Such space may contain tables and facilities for food service, but a majority of the space shall be available for use by the general public without charge or purchase of any services which may be offered.

All such space shall be open without restriction to the general public at least during normal business hours and during periods of heavy pedestrian movement in the area.

An interior space which functions as a building lobby shall not be used as public space unless it also functions as a through-block passage accessible to the general public and contains seating available for use by the general public.

A legally binding agreement shall be executed providing for the permanent maintenance of the public space by the owner of the property.

The street level facade shall be substantially transparent and shall include windows and door openings that encourage safe pedestrian circulation.

Variation in architectural design is strongly encouraged to avoid facades typical of continuous strip development. Use of variation in color, texture, height and orientation may be required to provide architectural diversity and individuality for various buildings. Buildings must consider the project's setting, massing, proportions, scale, facade treatment and materials in relationship to the surrounding architectural context.

Main entrances should face streets and expanses of unbroken walls are discouraged.

Walls and fences shall be uniform and compatible with regard to architectural style, color and building material. Appropriate materials include iron gating, stone or brick. No chain link or stockade fencing is permitted. Walls greater than 40 feet in length shall incorporate some form of visual relief, including but not limited to pattern breaks, varying wall construction and materials, vertical features such as columns, or combinations of the above.