The Village Center II (VC 2) District is intended to promote a mix of commercial, municipal and recreational uses in Jamison Village along the York Road (Route 263) corridor.

The VC 2 District is intended to promote an interconnected network of commercial and retail uses.

The VC 2 District is intended to promote and encourage an active retail center, with sidewalks on both sides of streets and with crosswalks and connections to existing sidewalks, trails, and pedestrian paths. The appropriate markings, buffers and road changes shall be required to promote safe pedestrian passage.

The VC 2 District is intended to promote small-scale buildings in a compact arrangement so as to emulate the character of the villages of Warwick Township and Bucks County.

All development in the VC 2 District shall be served by public water and public sewer.

The VC 2 District shall be as shown on the Warwick Township Zoning Map, as amended.[1]

Mix of uses.

Building types.

Height regulations.

Uses permitted by right, involving a building or buildings with a gross floor area on the first floor/ground floor of up to 3,500 square feet, may include:

Uses permitted by conditional use:

Uses permitted by special exception:

Parking lots shall be built and maintained in the rear of buildings or on the side of buildings. No off-street parking lots shall be built between any building and any street. If parking is located on the side of buildings, it shall be screened by a thirty-six-inch-high wall or evergreen hedge.

Rows of parking spaces shall not be contiguous, but rather separated by a curbed, landscape island no less than four feet in width. Ends of the parking rows shall be treated with landscaped islands with a minimum width of 10 feet. Pavement may be included in the landscape islands only if the pavement forms part of a walkway system serving the entire site.

A continuous sidewalk of at least four feet in width shall be installed and maintained on both sides of all streets.

All streets, service drives, alleys and sidewalks shall be connected to form an interconnected network. All such thoroughfares shall also be connected to any existing sidewalk or trail.

Whenever buildings are across from one another on opposite sides of a new street, they shall be located no more than 90 feet from one another so as to create the built-to line and streetscape dimension as is found in other villages in Bucks County. Buildings housing public works and emergency service facilities are exempted from this criteria.

Whenever buildings are 3,500 square feet or more on the ground story but less than 30,000 square feet on the ground story, the following shall apply:

At least 10% of the gross site area shall be devoted to civic or recreational use in the form of a park, plaza, memorial garden, sculpture garden, or like amenity.

All development shall be landscaped with street trees and shade trees as required in the Subdivision and Land Development Ordinance.[1] Both the number, size and variety is to be determined as part of plan approval.

All utilities shall be installed underground. Every possible effort will be demonstrated and documented to have utilities brought along streets to serve the property installed underground.

Unless superseded by a stricter standard set forth in this article, or as a requirement for the particular use to be located on the site, the standards of § 163-50.3, Corridor Overlay District, shall apply, with particular emphasis on the standards for development in § 163-50.3D.

Prior to submission of a preliminary plan, or a preliminary/final plan, the applicant is encouraged to submit a concept plan depicting the proposed layout of the development. The concept plan should illustrate the proposed village character in terms of such features as building placement, parking location, interconnected streets, alleys, sidewalks and street trees. This plan must be submitted in color both on electronic file (TIF) and hardcopy. All submissions will be accompanied by the appropriate professional service agreements to be considered a submission.

The concept plan may be reviewed by Warwick Township Board of Supervisors. The Planning Commission and staff, including the Township Engineer, may provide informal comments that may be useful to the applicant in preparing the sketch, preliminary and final plans.