In expansion of the declaration of legislative intent contained in Article I, § 255-2, of this chapter, it is hereby declared to be the intent of this article, with respect to the EC Employment Center District, to:

   A.   Create a vibrant, mixed-use district which contributes toward the economic vitality of Upper Dublin Township.

   B.   Encourage the redevelopment of under-utilized or vacant buildings .

   C.   Promote a range of activities, such as exhibitions and conferences with supporting hotel , service and retail uses .

   D.   Allow for industrial, office, institutional and recreational development with controls to limit air, land and water pollution, noise emissions and traffic congestion.

   E.   Provide for selected commercial development within office buildings or other buildings and on stand-alone sites.

   F.   Provide protection to people and buildings from fire, offensive noise, vibrations, odors and other nuisances through strict performance standards .

   G.   Ensure that site development design includes stormwater management measures, both on- site and as part of area-wide controls.

   H.   Ensure adequate buffering of adjacent districts and land uses .

   I.   Ensure safe pedestrian access from buildings to streets and transit stops.

   J.   Support the creation of a bicycle trail to serve existing and future development in the district.

   K.   Support the use and growth of transit service within the district.

   L.   Ensure safe and efficient vehicle access.

   A.   The specific uses permitted in this district shall be the erection, construction , alteration or use of buildings or premises for the following uses and no other:

      (1)   Any industrial use not specifically excluded, which meets the provisions of this article.

      (2)   Dwelling quarters for watchmen and caretakers employed on the premises.

      (3)   Medical facilities , animal hospitals and the offices of veterinarians.

      (4)   Banks and automated teller machines.

      (5)   Hotels .

      (6)   Schools .

      (7)   Places of worship.

      (8)   Restaurants , both stand-alone and as part of any other building in the district. The term “restaurant ,” as used in this chapter, does not include drive-in or drive-through facilities; only facilities that provide food for patrons to eat on the premises or to pick- up inside and take off the premises to eat.

      (9)   Commercial/retail uses when located on the ground floor of any building in the EC District and limited to 750 square feet in area. This limit does not apply to commercial uses within an exhibition center .

      (10)   Office buildings .

      (11)   Public and private recreation lands or facilities.

      (12)   Transfer of development credits . Certain lots within the EC District are also within the TDR Transferable Development Rights Overlay District. These lots may be developed in accordance with the provisions of Article XVI, EC Employment Center District. In the alternative, a landowner/applicant may choose to develop a lot within a sending or receiving zone in accordance with the provisions of Article XXXVI, TDR - Transferable Development Rights Overlay District.

         (a)   Those lots in the TDR Transferable Development Rights Overlay District and that have been specifically identified in Article XXXVI, § 255-272, are within the TDR sending zone .

         (b)   Those lots that are in the TDR Transferable Development Rights Overlay District and are outside of the TDR sending zone are within the TDR receiving zone . Provided the standards in Article XXXVI are met, additional uses and higher densities are permitted on receiving parcels utilizing development credits .

   B.   Where lots within the district abut two regional vehicular or rail transportation corridors, such as the Norfolk Southern Railroad corridor, or its successor, and the Pennsylvania Turnpike, uses shall be restricted to the following:

      (1)   Public or private recreation lands or facilities, such as tennis court, swimming pool, ice skating rink, playing field and for like recreational uses .

      (2)   Greenhouse, garden center, or landscape nursery, including an outdoor area for the sale and storage of plants and materials.

      (3)   Animal hospital or kennel.

      (4)   Indoor storage facility .

      (5)   Agricultural use .

   C.   Highway and interchange uses . Where a lot abuts a regional vehicular corridor designed with limited access points, such as the Pennsylvania Turnpike or the Route 309 corridor, and there is no more than 1,000 feet between the subject lot ’s access point and the vehicular corridor’s access point, the following use is permitted, provided the given criteria and standards are satisfied. Measurement of the 1,000 foot distance shall be along the route vehicles must utilize to access the site.

      (1)   Freestanding retail sales, which attract high volumes of vehicular traffic and require convenient automobile access in relation to a highway, interchange or limited access thoroughfare, shall be permitted provided the following criteria and standards are met:

         (a)   Adequate provisions shall be made to accommodate increased traffic on public streets as required by § 255-114, Traffic control.

         (b)   The provisions of § 255-115, Lot, yard and bulk regulations, shall apply to this use , except as noted below:

            [a]   Maximum building coverage shall be 7,500 square feet or less.

         (c)   Fuel dispensing may be provided as an accessory use , provided the following criteria and standards are met:

            [a]   There shall be no more than sixteen fueling positions.

            [b]   Tools and/or equipment needed for incidental activities, such as window cleaning and checking/adding air to vehicle tires, may be provided.

            [c]   Fuel storage and dispensing equipment shall be located entirely outside of any floodplain and all fuel storage facilities shall be underground.

            [d]   Canopies over fuel dispensing positions may be installed to protect users from poor weather conditions, provided they are no taller than 20 feet.

         (d)   Overnight rest facilities or publically available electric hookups are prohibited, as are showers or other similar personal hygiene facilities, except for customarily available public rest rooms.

         (e)   Signs permitted for Highway and Interchange uses are provided for in § 255-155D.

         (f)   Site lighting shall be designed so as to shield the source of illumination and eliminate glare that will be seen by motorists passing by on adjacent roadways and limited access highways.

      (2)   Off-street parking and loading areas.

         (a)   Parking shall be provided as required in this article in § 255-116, Parking, and in Article XIX, Off-Street Parking.

         (b)   Parking and loading areas shall be designed so as to ensure the safe, orderly and efficient movement and use of the site by both motorists and pedestrians.

         (c)   Conflicts between vehicular and pedestrian movements shall be minimized to the greatest extent practical. Solutions such as changing the materials, color and texture of parking areas, driving lanes and pedestrian routes shall be utilized to clearly define and differentiate the vehicular and pedestrian circulation patterns and pathways.

      (3)   Architectural and design standards.

         (a)   Other than roofing material, no less than 30% of the primary building ’s exterior facade, excluding window and door openings, shall be faced with natural building materials, such as wood, stone and/or brick, or high quality, man-made materials that are engineered and designed to replicate these natural materials.

         (b)   Steel or other metals shall not be used on building exteriors, except as may be needed for roofing, window trim, gutters and downspouts.

         (c)   Unpainted concrete block, except when textured or tinted is prohibited on building exteriors.

         (d)   Trash receptacles and other outdoor furniture shall be designed as an integral part of the site’s design and shall be consistent with and incorporated into the site’s overall architectural character.

         (e)   All mechanical equipment shall be visually screened from all public rights of way. The screening shall be architecturally appropriate and designed as an integral part of the site’s design.

One or a combination of the following uses are permitted by conditional use in accordance with the standards for approval under § 255-116.2 and under Article XXV of this chapter, except all such uses shall be prohibited on lots which abut two regional vehicular or rail transportation corridors, such as the Norfolk Southern Railroad corridor, or its successor, and the Pennsylvania Turnpike: [Amended 5-13-2008 by Ord. No. 1201, § 2]

   A.   Museum.

   B.   A personal care facility , assisted living center or nursing home, provided that the Board of Commissioners determines that:

      (1)   Such use is consistent with § 255-101, Intent.

      (2)   Such use will not adversely affect the health, safety or welfare of the neighborhood .

      (3)   Parking is provided in accordance with Article XIX of this chapter.

      (4)   Buffer and screening requirements required for a life care complex in an INST - Institutional District shall be complied with unless waived by the Board of Commissioners.

      (5)   The density of the building does not exceed 12 dwelling units per acre.

      (6)   The plans must comply with the development requirements for multiple dwellingdevelopment in Article VDT hereof.

   C.   Licensed day-care center .

   D.   An exhibition center , provided that the Board of Commissioners determines that:

      (1)   Such use is consistent with § 255-101, Intent.

      (2)   Such use will not adversely affect the health, safety or welfare of the neighborhood .

      (3)   Adequate provision has been made to accommodate increased traffic on public streets .

      (4)   The Board of Commissioners may limit the total square footage of gross floor area of an exhibition center based on the legislative intent of the EC Employment Center District and the standards and criteria contained in Article XXV, Conditional Use by Board of Commissioners.

Prohibited uses include, but are not limited to, the following:

   A.   Residential uses , including any dwelling as defined in this chapter, community residential homes and mobile homes shall not be permitted in the EC Employment Center District, unless such residential use is specifically permitted herein. [Added 10-13-1998 by Ord. No. 976332]

   B.   Abattoir.

   C.   Acetylene gas manufacture and/or storage.

   D.   Acid manufacture (hydrochloric, nitric, picric, sulphuric sulphanous carbolic).

   E.   Ammonia, bleaching powder or chlorine manufacture.

   F.   Ammunition manufacture and/or storage.

   G.   Arsenal.

   H.   Asphalt manufacture or refining.

   I.   Blast or reverberatory or foundry.

   J.   Bone distillation.

   K.   Celluloid manufacture.

   L.   Cement, including cement mixing plant, lime, gypsum or plaster of paris, manufacture.

   M.   Coal distillation.

   N.   Coke ovens.

   O.   Creosote treatment or manufacture.

   P.   Dead animal and offal reduction.

   Q.   Distillation of bones, coal petroleum, refuse grain or wood.

   R.   Distillation of tar.

   S.   Drop hammer

   T.   Explosives, fireworks and gunpowder manufacture or storage.

   U.   Fat rendering.

   V.   Fertilizer manufacture.

   W.   Forge plant.

   X.   Hog farm.

   Y.   Kiln, except fired by oil, gas or electricity and having a maximum capacity of 200 cubic feet.

   Z.   Incineration, reduction, storage or dumping of slaughterhouse refuse, rancid fats, garbage, or offal. [Amended 4-10-2012 by Ord. No. 12-1258]

   AA.   Oilcloth or linoleum manufacture.

   BB.   Ore reduction.

   CC.   Petroleum or kerosene refining, distillation or derivation of by-products and/or storage.

   DD.   Potato works.

   EE.   Power forge [riveting, hammering, punching, chipping, drawing, rolling or tumbling of iron, steel, brass, copper, (except as a necessary incident or manufacture of which those processes form a minor part and which are carried on without objectional noise outside the plant and permitted as a special exception )].

   FF.   Reduction of fish and animal products and vegetable oils.

   GG.   (Reserved)

   HH.   Rolling mill.

   II.   Steel furnace, blooming or rolling mill

   JJ.   Stockyards.

   KK.   Tar distillation or manufacture.

   A.   Smoke control.

      (1)   No smoke shall be emitted from any chimney or other source with visible gray greater than No. 1 on the Ringelmann Chart as published by the U.S. Bureau of Mines.

      (2)   Smoke of a shade not darker than No. 2 on the Ringelmann Smoke Chart may be emitted for not more than four minutes in any 30 minutes.

      (3)   These provisions, applicable to visible gray smoke, shall also apply to visible smoke of a different color, but with an equivalent apparent opacity.

   B.   Control of dust and dirt, fly ash and fumes, vapors and gases.

      (1)   No emission shall be made which can cause any damage to health, to animals or vegetation or other form of property or which can cause any excessive soiling at any point.

      (2)   No emission of liquid or solid particles from any chimney or otherwise shall exceed 0.3 grains per cubic foot of the covering gas at any point.

      (3)   For measurement of the amount of particles in gases resulting from combustion, standard correction shall be applied to a stack temperature of 500ºF. and 50% excess air.

At no point on the property boundary line shall noise be other than as permitted by the provisions and regulations set forth in Chapter 158, § 158-12, of this Code.

There shall be no emission of odorous gases or other odorous matter in such quantities as to be offensive at property boundary lines. Any process which may involve the creation or emission of any odors shall be provided with a secondary safeguard system, so that control will be maintained if the primary safeguard system should fail. The guide for determining the quantity of offensive odors shall be established by the provisions set forth in Chapter 158 of this Code.

Any operation producing intense glare or heat shall be performed within an enclosed building or behind a solid fence in such manner as to be completely imperceptible from any point along the lot lines .

No vibration which is discernible to the human sense of feeling shall be perceptible without instruments at any point on the lot line .

There shall be no activities which emit dangerous radioactivity at any point. There shall be no electrical disturbances (except from domestic household appliances) adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance.

   A.   No flammable or explosive liquids, solids or gases shall be stored in bulk above the ground; provided, however, that tanks or drums directly connecting with energy devices, heating devices or appliances located on the same lots as the tanks or drums are excluded from this provision.

   B.   All outdoor storage facilities for fuel, raw materials and products stored outdoors, including those permitted in Subsection A hereinabove, shall be enclosed by a fence of a type, construction and size as in the opinion of the Board of Township Commissioners shall be adequate to protect and conceal the facilities from any adjacent properties. In determining the same, the Commissioners shall not only consider the question of safety, but the screening as determined by the Board of Commissioners may be in the nature of trees, shrubbery, etc.

   C.   No materials or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise be attractive to rodents or insects shall be stored except outdoors only in closed containers. [Amended 1-10-1995 by Ord. No. 879]

   D.   Flammable or explosive liquids, solids or gases may not be placed or stored within 200 feet of a residential zoning district. [Added 7-14-1998 by Ord. No. 972]

Every use requiring power shall be operated so that the service lines, substation, etc., shall conform to the highest safety requirements known, shall be so constructed, installed, etc., as to be an integral part of the architectural features of the plant or, if visible from abutting residential properties, shall be concealed by coniferous planting.

No use shall be conducted in such a way as to discharge any untreated sewage into any stream. Treated sewage or industrial waste may be discharged into a stream, provided that the written approval of all agencies, both state and local, having jurisdiction of the same is first obtained.

   A.   All development in the EC District shall be designed to safely permit vehicles to enter and exit the property. A traffic impact study may be required by the Board of Commissioners for new buildings or building additions of 10,000 square feet or greater, for any freestanding retail use permitted under this Article, § 255-102C, and shall be required for all conditional uses . [Amended 5-10-2011 by Ord. No. 11-1238]

   B.   If a traffic study is required by the Board of Commissioners, the Board of Commissioners reserves the right to request its own traffic engineer to establish the type and nature of the assumptions used for the generation and distribution of vehicular trips, review and comment on the applicant’s traffic study, and require acceptable improvements necessary to minimize any identified traffic impacts. The expense for such review will be payable by the applicant to the Township. [Amended 5-10-2011 by Ord. No. 11-1238]

   C.   If the Board of Commissioners requires an applicant to submit a traffic study (whether pursuant to subdivision and land development or conditional use approval) the traffic study must meet the requirements outlined in § 255-116.2 of this chapter.

   D.   The Board of Commissioners may also require the applicant to submit to the Township an emergency plan for ingress and egress of personnel for any use where the buildings , accessory facilities and/or the access and egress points onto the site are located within, raised above or cut across a floodplain . [Amended 5-10-2011 by Ord. No. 11-1238]

All development will be subject to the provisions of Chapter 212, Subdivision and Land Development, as well as all stormwater management provisions in the Township Code. In addition to installing facilities to control runoff caused by any development , applicants shall offer easements for dedication to the Township where, in the view of the Township, such easements are necessary to direct or detain stormwater to the benefit of the entire EC District.

   A.   Area and yard regulations.

      (1)   Tract area . No EC Employment Center District shall be less than 10 acres.

      (2)   Minimum lot size: two acres.

      (3)   Minimum lot width: 200 feet, measured at the buildingsetback line .

      (4)   Yard requirements. [Amended 10-13-1998 by Ord. No. 976]

         (a)   Front yard . The required minimum depth of a front yard shall be 50 feet, except where a building takes access from a street , on the opposite side of which the land is zoned residential, in which case the front yard shall be 100 feet.

         (b)   Side yards . The required minimum depth of a side yard shall be 50 feet.

         (c)   Rear yards . The required minimum depth of a rear yard shall be 50 feet.

         (d)   Exceptions for side and rear yards . Where a side or rear yard abuts a residential zoning district or a street adjacent to a residential zoning district, the required minimum depth of the abutting side or rear yard shall be 100 feet. No side or rear yard setback shall be required from a property line which abuts a railroad right-of-way .

         (e)   Maintenance of yards and open areas. All yards and open areas (except for the portion provided for driveways and parking as herein provided) shall be planted in grass and shrubbery or trees and be maintained by the owner or tenants in a careful and prudent manner. Planting shall comply with the requirements in § 212-32, Landscaping. In addition, any front yard shall be planted with a softening buffer, as provided for in § 212-32(F)(2). [Amended 5-10-2011 by Ord. No. 11-1238]

   B.   Building regulations.

      (1)   Building coverage . The maximum building coverage shall be 20% of the square foot area of the lot , plus 2.5% per acre multiplied by the lot area in acres, not to exceed 40%. For example: Lot area of two acres: 20% plus 5% (2 times 2.5) equals 25%.

      (2)   Impervious surface . The maximum impervious surface of a lot shall not exceed 60% for office buildings , and 65% for all other uses . Where feasible, pervious paving surfaces shall be used.

      (3)   Gross floor area . For office buildings , based on the outside perimeter of the building , total gross floor area shall not exceed 11,000 square feet per acre of lot area .

      (4)   Plans for any change in use of lots or buildings , or a portion of a lot or building , shall be submitted to the Township for approval by the Board of Commissioners.

      (5)   Height regulations.

         (a)   The maximum height of buildings in the Employment Center district is as follows:

            [1]   Office buildings : 50 feet, maximum 4 stories.

            [2]   Nursing homes, assisted living centers, and personal care facilities : 45 feet, maximum three stories.

            [3]   Hotels : 60 feet, maximum four stories.

            [4]   All other buildings : 35 feet.

         (b)   The height of a building may be increased above the main roof to accommodate the following:

            [1]   Parapets, but not in excess of three feet in mean height.

            [2]   A structure or structures limited to 10 feet in height and utilizing not more than 10% of the roof area only for elevator penthouses and air conditioning, heating or ventilating equipment, provided that such equipment is screened from public view.

         (c)   Any portion of a multi-story building erected above 30 feet shall be erected within a recession plane beginning at the height limit as fixed herein and receding at the rate of one foot of recession for each one foot of additional height.

      (6)   Pedestrian and trail improvements shall be made by the applicant, including offering bike trail right-of-way for dedication, constructing frontage sidewalks and sidewalk connections to buildings and providing areas for bus stops, where needed.

   C.   Adjustments to yard requirements.

      (1)   The front yard setback noted above shall be replaced with a “build-to line ” as detailed below, for new development on lots near the intersection of Delaware Avenue, Commerce Drive and Pinetown Road:

         (a)   Those lots on the north and south side of Delaware Avenue within 500 feet east of the above noted intersection.

         (b)   Those lots on the east and west sides of Commerce Drive within 600 feet south of the above noted intersection.

         (c)   Those lots on the east and west sides of Pinetown Road within 250 feet north of the above noted intersections.

      (2)   The front facades of buildings on lots within the above noted area shall be situated no further than 25 feet from the streetright of way line . The build-to line may be increased an additional 15 feet, to a total of 40 feet, when the additional area is designed and used for outdoor dining and/or for use as a public plaza with outdoor seating areas.

      (3)   Surface parking for buildings on lots within the above noted area shall be situated to the rear of the building . A minor number of parking spaces , equal to horizontal dimension of the side of the building measured in feet and divided by 10, may be located along the side of the building provided that parking is screened from the view of pedestrians and vehicles traveling in the public right of way . Screening may be created by using fences and/or landscaping.

   A.   Parking. No parking shall be permitted within the required yard area abutting a residentially zoned district. Parking shall be set back 50 feet from the right-of-way opposite nonresidential districts and 25 feet from the side or rear property line adjacent to nonresidential districts. No setback shall be required for parking areas which abut a railroad right-of-way .

   B.   Multilevel parking. Multilevel parking shall be considered a building for setback and definitional purposes. The footprint of a multilevel parking area shall be included in calculation of impervious surface coverage, but shall not be included in calculating the permitted building coverage on the premises.

   C.   (Reserved)

   D.   Reserve parking. Required parking may be held in reserve if the applicant can show, to the satisfaction of the Board of Commissioners, that the additional parking will not be needed, subject to the following maximum percentages: 25% for office buildings and exhibition centers ; 50% for all other uses . Regardless of the number of spaces actually developed, a parking area to accommodate the aggregate number of parking spaces normally required shall be fully designed and the area which is proposed to be eliminated shall be shown on the land development plan as "parking reserve area." The parking reserve area shall be planted with vegetative cover and integrated into the site's landscaping plan. Such area shall be required to be developed as designed if and when the Zoning Officer determines the need therefor.

   E.   In addition to the parking requirements outlined in this section, any additional parking requirements that are applicable in Article XIX of this chapter shall be met.

   A.   Traffic impact study. All conditional uses shall prepare a traffic impact study for review by the Township officials and consultants. The objective of the traffic impact study is to provide the Township enough information to properly determine:

      (1)   The impact generated by the proposed development on the Township road network.

      (2)   The capital improvements to existing transportation facilities that will be needed because of additional traffic volumes generated by the proposed land development in order to maintain the existing level of service.

      (3)   The traffic safety problems that may be generated by the proposed land development .

   B.   Minimum contents. As a minimum, the impact study should include the following:

      (1)   Existing twenty-four-hour and peak hour traffic volume data for streets providing direct access to the proposed land development and for all impacted adjacent streets and intersections. The Township may request data for other locations if warranted.

      (2)   Estimates of the total number of vehicle trips to be generated by the proposed land development for a typical twenty-four-hour period and typical a.m. and p.m. peak periods. Data shall be collected for a minimum two-hour period during a normal, weekday, non-holiday period for both a.m. and p.m. peaks.

      (3)   Assignment of future twenty-four-hour and peak-hour volumes to the streets that will serve the proposed land development based on the estimates from Subsection B(1) above and estimate of normal growth in overall traffic volumes. The impact study must include traffic estimates from other nearby land developments .

      (4)   Projected twenty-four-hour and peak-hour turning movement data for all access points proposed for the land development .

      (5)   Capacity analyses of major intersections in the Township which will be impacted by the additional volumes generated by the proposed land development .

      (6)   Data about existing accident levels at these intersections categorized by accident type for each intersection.

      (7)   Descriptions of, and cost estimates for the improvements to roads , streets and intersections that will be required in order to avoid problems of traffic congestion and traffic safety that might be generated by traffic from the proposed land development , including all locations which will have an expected peak-hour increase of 50% or more or carry 10% or more of traffic to the proposed development .

      (8)   Cost estimate of any proposed improvements that will be required.

      (9)   Description of any actions proposed or offered by the applicant to alleviate any burdens caused by the impact of the proposed land development on the transportation network. Such actions may include ridesharing (carpooling or vanpooling), transit service and flexible work hours.

      (10)   Provisions for transit stops.

      (11)   Written text to interpret the information and data presented in terms of the aforementioned objectives.

   C.   Organization of report. The traffic impact study findings should be labeled as consecutively numbered exhibits and properly referenced throughout the text of the documents. The report shall be written in a manner and style that clearly focus the information, data and analysis on the issues mentioned above. Sources of all data must be appropriately documented. The name and title of the preparer is required. The preparer must be a licensed engineer experienced in transportation.

   A.   Plans for any subdivision , land development or change of use in the EC Employment Center District shall be submitted to the Township prior to the issuance of any zoning permit or certificate of occupancy as provided in Article XXIV, and such plans shall include, but not be limited to the following:

      (1)   A plot plan of the lot showing the location of all present and proposed buildings , drives, parking lots, waste disposal fields and other constructional features on the lot ; and all buildings , streets , alleys , highways, streams and other topographical features of the lot and within 200 feet of any lot line .

      (2)   Architectural plans for any proposed buildings .

      (3)   A description of any industrial operations proposed in sufficient detail to indicate the effects of those operations in producing traffic congestion, noise, glare, air pollution, water pollution, fire hazard or safety hazard.

      (4)   Engineering and architectural plans for the handling and disposal of sewage and industrial waste.

      (5)   Engineering and architectural plans for the handling of any excess traffic congestion, noise, glare, air pollution, water pollution, fire hazard or safety hazard.

      (6)   Designation of the fuel proposed to be used and any necessary architectural and engineering plans for controlling smoke.

      (7)   The proposed number of shifts to be worked and the maximum number of employees on each shift.

      (8)   Any other data or evidence that the Board of Commissioners may require.

   B.   (Reserved)

   C.   (Reserved)

   D.   As a guide for recommendations by the committee responsible for planning and for final approval or disapproval by the Township Commissioners on any EC Employment Center plan, the following provisions shall be considered:

      (1)   The plan is consistent with the purpose of this chapter to promote the health, safety, morals and the general welfare of the Township.

      (2)   The appropriate use of property adjacent to the area included in the plan will be safeguarded.

      (3)   The development will consist of an harmonious grouping of buildings , service and parking areas, circulation and open spaces, planned as a single unit, in such manner as to constitute a safe, efficient and convenient site.

      (4)   The uses to be included are limited to those permitted by this article.

      (5)   There is adequate provision made for safe and efficient pedestrian and vehicular traffic circulation within the boundaries of the site.

      (6)   Provision is made for safe and efficient ingress and egress to and from public streets and highways serving the site without undue congestion to or interference with normal traffic flow within the Township.

      (7)   Adequate off-street parking and loading space is provided in accordance with § 255-116 and Article XIX of this Chapter.

      (8)   All buildings within the development shall be served by a central sanitary sewage disposal system.

      (9)   If the development is to be carried out in progressive stages, each stage shall be so planned that the foregoing requirements and intent of this chapter shall be fully complied with by the development at the completion of any stage.