A. 
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.
B. 
The VC 2 District is intended to promote an interconnected network of commercial and retail uses.
C. 
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.
D. 
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.
A. 
All development in the VC 2 District shall be served by public water and public sewer.
B. 
The VC 2 District shall be as shown on the Warwick Township Zoning Map, as amended.[1]
[1]
Editor's Note: The Zoning Map is included at the end of this chapter.
A. 
Mix of uses.
(1) 
A mix of office, retail, service and municipal uses is encouraged in order to enhance the village character of Jamison. The size and number of uses to be located on a tract shall be governed by the use regulations and the building coverage and the impervious coverage limits.
(2) 
Mixed uses on a single parcel will be permitted by conditional use in accordance with the conditions set forth at § 195-42.4B.
B. 
Building types.
(1) 
Small- to medium-sized buildings with up to 3,500 square feet on the ground story shall be governed by the regulations for permitted uses.
(2) 
Larger-sized buildings of 3,500 square feet or more on the ground story shall be governed by the regulations for conditional uses. In no event shall the total building size exceed 30,000 square feet.
[Amended 6-18-2018 by Ord. No. 2018-1]
C. 
Height regulations.
(1) 
No building shall exceed 35 feet in height measured from any elevation to the highest point of the roof, including any mechanical or HVAC equipment.
A. 
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:
[Amended 4-2-2012 by Ord. No. 2012-3; 10-18-2021 by Ord. No. 2021-02]
A5
Commercial Forestry
A6
Nursery
B10h
No-Impact Home-Based Business
B11
Bed-and-Breakfast
C1
Neighborhood Place of Worship
C2
Community Place of Worship
C3
School
C4
Library/Museum
C9
Municipal Use
D1
Recreational Facility
D3
Community Center
D6
Miscellaneous Golf
E2
Emergency Services
F1
Medical Office
F2
Veterinary Office
F3
Office
F4
Business Park
G1
Commercial School
G2
Day-Care Center
G3
Retail Store
G5
Village-Oriented Shop/Service Business
G6
Adult Day Care
G7
Financial Establishment
G8
Funeral Home
G9
Eating Place
G11
Tavern
G14
Theater
G15
Indoor Athletic Club
G21
Convenience Store
G29
Dwelling in Combination
G31
Drug Store with Drive-Through Service
H7
Crafts
I9
Accessory Retail Use
I10
Geothermal Energy System
B. 
Uses permitted by conditional use:
(1) 
B4 Boarding or Rooming House.
(2) 
A use in a building or buildings with a gross floor area on the ground story of 3,500 square feet or greater. Uses in a building greater than 3,500 square feet may include: all uses listed in § 195-42.4A (except I9), subject to the design standards of § 195-42.6, the special plan review requirements of § 195-42.7, and the Corridor Overlay District, as well as the Corridor Overlay provisions of the Subdivision and Land Development Ordinance.[1]
[1]
Editor's Note: See Ch. 163, Subdivision and Land Development.
(3) 
Mixed uses on a single parcel will be permitted by conditional use subject to the following conditions:
[Amended 3-7-2011 by Ord. No. 2011-1]
(a) 
The minimum lot size shall be 10 acres.
(b) 
The uses on the lot shall be part of an integrated office, institutional or commercial project.
(c) 
The buildings shall be interconnected by a system of walkways to form a cohesive development consistent with the purposes of this article.
(d) 
The landscaping materials shall be consistent throughout the site to promote the uniform look of the project.
(e) 
The project shall include village-type amenities such as low-level lighting, benches and attractive waste receptacles to further the village and community atmosphere of the project.
(f) 
The building styles and materials shall be uniform and consistent throughout the site.
(g) 
The buildings shall meet the requirements of the York Road Corridor Overlay District as set forth in the Subdivision and Land Development Ordinance at § 163-51.3.
[Amended 6-18-2018 by Ord. No. 2018-1]
(h) 
There shall be a fifty-foot-wide buffer through all arterial streets and against residential properties and a forty-foot-wide buffer along all other streets and other properties. This buffer shall consist of one canopy tree every 30 feet, plus one evergreen tree per every 60 feet. In addition to the canopy and evergreen trees, a combination of brick wall and evergreen hedge shall surround the site and shall be planted in or immediate to the rear of the buffer area.
(i) 
The requirements of § 195-42.6 below notwithstanding, parking lots serving a project approved under this section may be located in front and rear yards, provided there is a fifty-foot landscaped buffer between any parking lot and a street. At the time of conditional use approval, the Board of Supervisors may waive the buffer requirements if the Board determines that additional landscaping throughout the project justifies the waiver.
(4) 
A conditional use in this zoning district may require additional common open space to allow for appropriate placement of village-type amenities, including but not limited to lighting, benches, waste receptacles, landscaping and trees, parking, trails and sidewalks.
C. 
Uses permitted by special exception:
[Added 10-18-2021 by Ord. No. 2021-02]
B7
Residential Conversion
Unless a different area and dimensional regulation is stated in the use regulations of § 195-16 for a specific use, all uses permitted by right in the VC 2 District shall meet the following requirements:
Minimum Yards
(feet)
Uses
Minimum Lot Area
(square feet)
Minimum Lot Width
(feet)
Maximum Building Coverage
(percent)
Maximum Impervious Surface
(percent)
Front
Side
Rear
All permitted uses
30,000
85
20%
45%
15
15
25
A. 
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.
B. 
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.
C. 
A continuous sidewalk of at least four feet in width shall be installed and maintained on both sides of all streets.
D. 
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.
E. 
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.
F. 
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:
(1) 
The maximum building length shall be 150 feet.
(2) 
The width of the facade of any new building which exceeds 24 feet in width shall have vertical design elements such as pilasters, columns, piers or recesses or projections of up to four feet so that no new vertical bay or section of a building facade exceeds 24 continuous feet in width. These design elements will be consistent with those required as part of the Corridor Overlay District.
(3) 
The design of the buildings shall include a mixture of glass and building materials sufficient to satisfy the needs of the use of each building while creating a visually interesting facade.
(4) 
No building shall have a flat roof.
G. 
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.
H. 
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.
[1]
Editor's Note: See Ch. 163, Subdivision and Land Development.
I. 
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.
J. 
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.
A. 
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.
B. 
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.