[Amended 3-5-1991 by Ord. No. 177]
Planned Industrial Park Districts are designed primarily to provide for selected modern laboratory, light manufacturing and regional office establishments located in attractive large-site low-lot-coverage development in areas where traditional development would be inappropriate and which are compatible with the character of surrounding areas. PIP Districts may be established and developed only in accordance with the special provisions and subject to the regulations of this article and any other pertinent provisions of this chapter.
[Amended 3-5-1991 by Ord. No. 177; 10-7-1997 by Ord. No. 218; 6-6-2000 by Ord. No. 246]
A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and for no other except those allowed on special exception, provided that such building or use does not create any substantial amount of noise, vibration, smoke, dust, odors, heat, glare or other objectional influences, and provided that the demolition of or special exception or conditional use for a historic resource shown on the Historic Resources Map or any subdivision, land development or construction activity within 300 feet of a historic resource shown on the Historic Resources Map shall be subject to the provisions of Article XIXA relating to historic preservation.
A. 
Uses by right.
(1) 
Hotel, motel or inn.
(2) 
Conference facility.
(3) 
Restaurant.
(4) 
Retail shops and services of 65,000 square feet or less; however, such uses shall not be permitted at a distance in excess of 2,000 feet from U.S. Route 1 and PA Route 322.
(5) 
Bank or financial institution.
(6) 
Office building or buildings; offices for administrative, executive, professional or similar use.
(7) 
Governmental or public service corporation building, grounds, or facility, or any other similar use, including utility office.
(8) 
Health center, health club or juvenile or adult day-care facility.
(9) 
Light industrial uses permitted by right in the LI Light Industry District pursuant to § 210-152A of this chapter; provided, however, that all such light industrial uses shall be set back at least 600 feet from U.S. Route 1 and PA Route 322, except for the office uses provided for in § 210-162A(6).
(10) 
Parking structures which are accessory to the principal use or uses of the property.
B. 
Uses by special exception.
(1) 
Any nonresidential use of the same character as any of the uses hereinbefore specifically permitted.
(2) 
Outside treatment or storage of materials or waste products, where such materials are adequately enclosed by a fence erected of substantial materials conforming to the design of the building, and where such use is accessory to a permitted use.
C. 
Conditional uses. Subject to the provisions of Article XXVII.
(1) 
Indoor or outdoor place of amusement, recreation or assembly (not including drive-in theater).
(2) 
Commercial greenhouse or nursery.
(3) 
Motor vehicle sales/rental.
(4) 
Cellular towers.
(5) 
Drive-through restaurants.
(6) 
Adult entertainment uses as permitted in § 210-152C of this chapter.
(7) 
Religious institution.
(8) 
Educational institution use.
(9) 
Retail shops and services in excess of 65,000 square feet. Retail shops and services in excess of 65,000 square feet shall utilize a Main Street lifestyle center design as set forth below and shall be governed exclusively by the area, bulk and design requirements as set forth in § 210-170.1 below, with no other area, bulk and/or design regulations being applied. In the event of any conflict between the requirements of § 210-170.1 and any other ordinance provision, the requirements of § 210-170.1 shall supersede, govern and control. A Main Street lifestyle center shall consist of five or more of the following uses:
[Amended 1-4-2006 by Ord. No. 297]
(a) 
Retail shops;
(b) 
Retail services;
(c) 
Restaurants (including outdoor seating, but excluding drive-through services, with outdoor seating permitted only by special exception);
(d) 
Bank or other financial institution;
(e) 
Offices;
(f) 
Health club or juvenile or adult-care facility by special exception only;
(g) 
Only one motor vehicle repair shop and/or motor vehicle parts and accessories store, not to exceed 9,500 square feet total gross floor area, with no vehicle sales and with all temporary outdoor storage of vehicles visually screened;
(h) 
Civic or municipal facilities;
(i) 
Hotel or inn, with or without conference facilities;
(j) 
Accessory uses customarily incidental to the uses listed above; and
(k) 
Massage establishments by conditional use subject to satisfaction of all of the requirements for massage establishments set forth in Chapter 120, Massage and Massage Establishments, of the Concord Township Code of Ordinances.
[Added 9-2-2008 by Ord. No. 324]
(10) 
Any establishment that receives a transfer of a liquor license.
[Added 1-2-2007 by Ord. No. 309]
A. 
Tract area. The minimum size of tract for which the PIP District may be used shall be 40 acres.
B. 
Lot area and lot width. Every lot on which a building or combination of buildings is hereafter erected or used shall have a lot area of not less than five acres, and such lot shall be not less than 300 feet in width at the building line.
C. 
Building area coverage. Not more than 30% of the area of any lot may be occupied by buildings, and a total of not more than 60% of the area of any lot may be occupied by buildings and parking area.
D. 
Minimum structure setback.
(1) 
Front yard: 150 feet from each street right-of-way on which the tract abuts.
(2) 
Side yards: 75 feet, except that no building or other permanent structure and no parking, loading or service area shall be within 150 feet of a property or zoning boundary line of a residential district.
(3) 
Rear yard: 75 feet, except that no building or other permanent structure and no parking, loading or service area shall be within 150 feet of a property of a zoning boundary line of a residential district.
E. 
Maximum height. No building shall exceed 40 feet in height; except that the building setback from the right-of-way line of a street shall be increased by four feet for every one foot of building height above 40 feet up to a maximum height of 84 feet.
[Amended 6-6-2000 by Ord. No. 246]
A. 
No highly flammable or explosive liquids, solids or gases shall be stored in bulk above ground, except tanks or drums of fuel directly connecting with energy devices, heating devices or appliances located and operated on the same lot as the tanks or drums of fuel.
B. 
All outdoor storage facilities for fuel, raw materials and products and all fuel, raw materials and products stored outdoors shall be enclosed by an approved safety fence and visual screen and shall conform to all yard requirements imposed upon the main buildings in this district.
C. 
No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces, nor shall any substance which can contaminate a stream or watercourse or otherwise render such stream or watercourse undesirable as a source of water supply or recreation or which will destroy aquatic life be allowed to enter any stream or watercourse.
D. 
All materials or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects shall be stored outdoors only if enclosed in containers which are adequate to eliminate such hazards.
E. 
All applicable state and county regulations pertaining to sanitary landfill must be complied with.
A. 
Each building shall be designed so as to minimize its industrial appearance and shall, insofar as practicable, afford minimum external evidence of the operation conducted therein.
B. 
All buildings shall be arranged in a group or groups of buildings, and the distance, at the closest point between any two buildings or groups of attached buildings, shall be not less than 25 feet except where such auxiliary building shall be used for housing a transformer or tanks or to be used as a hose house or other items which are to be used within the main building.
C. 
No products or goods shall be publicly displayed on the exterior of the premises.
D. 
A planting area shall be provided along each property or right-of-way line that is opposite or adjacent to a residential zoning district boundary line of a type and width as specified in Article XXI, § 210-193A(1) and (2).
E. 
Any part or portion of a site which is not used for buildings, other structures, loading and parking spaces and aisles, sidewalks and designated storage areas shall be planted with an all-season ground cover and shall be landscaped according to an overall plan. Maximum advantage shall be taken of natural woods in landscaping.
F. 
On fire protection, requirements of Article XXIV, § 210-220, shall be met.
[Amended 3-5-1991 by Ord. No. 177]
G. 
The proposed development shall abut two or more major or secondary streets as defined in Chapter 160, Subdivision and Land Development, of the Code, and ingress and egress shall not be permitted from or to residential streets. Exceptions may be approved by the Township Township Council in such cases where the requirement of this subsection is clearly impractical.
[Amended 3-5-1991 by Ord. No. 177]
H. 
On all mechanical equipment not enclosed in a structure, regulations given in Article XXI, § 210-193A(3), shall be followed.
I. 
Water towers, storage tanks, processing equipment, stand fans, skylights, cooling towers, communication towers, vents and any other structures or equipment which rise above the roofline shall be architecturally compatible or effectively shielded from view from any public or private dedicated street by an architecturally sound method to be submitted by the developer, which shall be approved, in writing, by the Township Township Council before construction or erection of said structures or equipment.
J. 
All spaces between buildings and all parking, loading and unloading, access and service areas shall be adequately illuminated at night. Such illumination, including sign lighting, shall be arranged so as to protect the surrounding streets and adjoining property from direct glare or hazardous interference of any kind.
K. 
Traffic survey.
(1) 
Where a development abuts a state highway, a traffic survey shall be conducted, and provisions shall be made for appropriate automatic traffic control signal and acceleration and deceleration lanes if required by the Township of Concord and approved by the Pennsylvania Department of Transportation. Such a report and plans for access roads, after approval by the Pennsylvania Department of Transportation, will then be submitted to the Township Council.
(2) 
All accessways to any public street shall be located at least 300 feet from the intersection of any other public street lines and shall be designed in a manner conducive to safe ingress and egress. Where possible, exits shall be located on service streets and minor highways rather than directly on major streets or highways.
(3) 
No accessways shall be permitted to extend more than 50 feet in width as measured from the curb cuts. An accessway shall be assigned to accommodate two-way traffic and shall not be less than 30 feet in width.
L. 
Interior circulation. Interior drives providing access to each lot within the park shall be designed with a minimum paved width of 26 feet and a right-of-way of 50 feet and with curvatures so as to prevent blockage of vehicles entering or leaving the site.
M. 
Lighting. All spaces between buildings and all parking, loading and unloading, access and service areas shall be adequately illuminated at night. Such illumination, including sign lighting, shall be arranged so as to protect the surrounding street and adjoining property from direct glare or hazardous interference of any kind.[1]
[1]
Editor's Note: Original Subsection 3106.N, which immediately followed this subsection, regarding fire protection, as amended 3-5-1991 by Ord. No. 177, was repealed 1-5-1998 by Ord. No. 221.
N. 
Sewage disposal.
(1) 
Industrial sewage pretreatment facilities shall be permitted as required by state regulations. Secondary and tertiary treatment facilities shall be permitted where essential to an appropriate site plan. However, septic systems using on-lot drainage fields shall be prohibited.
(2) 
All industries intending to discharge liquid wastes into any reaches of the creeks or drainageways flowing through or indirectly draining areas of the Township shall provide such levels of treatment described above as are required to maintain the quality and composition of such discharge at the levels specified in the Water Quality Criteria of the Pennsylvania Clean Streams Law of 1937, as amended,[2] for the Brandywine Creek and tributaries (Zone 01.102) and shall obtain approval and a permit to discharge from the State Sanitary Water Board. Proof of such permit shall be submitted to the Township Council before approval shall be given to occupy and use the buildings or waste treatment facilities.
[2]
Editor's Note: See 35 P.S. § 691.1 et seq.
[Added 1-4-2006 by Ord. No. 297]
The requirements herein shall control the development of retail shops and services in excess of 65,000 square feet.
A. 
Yard and area regulations.
(1) 
Tract area: the minimum size of a tract shall be 40 acres.
(2) 
Minimum tract frontage on U.S. Route 1 or Pennsylvania Route 322: 1,000 feet.
(3) 
Maximum building coverage: not more than 30% of the tract area within a Main Street lifestyle center may be occupied by buildings.
(4) 
Maximum impervious surface coverage: not more than 70% of the tract area within a Main Street lifestyle center may consist of impervious surface coverage.
(5) 
Minimum setbacks from streets and parking:
(a) 
Any building face to a public street: 35 feet.
(b) 
Any building face to a private street (excluding internal drive aisles): 15 feet.
(c) 
Any building face to a parking space: five feet.
(d) 
Surface parking areas to any street: 10 feet.
(6) 
Minimum setback requirements for buildings and parking structures, measured from the tract perimeter: any building or parking structure shall be set back at least 35 feet from the tract boundary; except where the tract boundary abuts an existing residential use which is residentially zoned (excluding overlay district zoning), in which case the building or parking structure setback requirement shall be increased to 150 feet.
(7) 
Minimum setback requirements for surface parking areas and interior roads, measured from the tract perimeter: any surface parking area or interior road (excluding a loop road constructed to divert traffic from a major intersection) shall be set back at least 10 feet from the tract boundary; except where the tract boundary abuts an existing residential use which is residentially zoned (excluding overlay district zoning), in which case the setback requirement for any surface parking area or interior road (excluding a loop road constructed to divert traffic from a major intersection) shall be increased to 100 feet.
(8) 
Minimum distance between buildings. All buildings shall be arranged in a group or groups of buildings, and the distance, at the closest point between any two buildings or groups of attached buildings, shall be not less than 25 feet, except where such auxiliary building shall be used for housing a transformer(s), tank(s) or is to be used as a hose house or for other items which are to be used within the building it serves.
(9) 
Maximum heights: No building shall exceed 40 feet in height; except that the building setback from the right-of-way line of a street shall be increased by four feet for every one foot of building height above 40 feet, up to a maximum height of 84 feet.
B. 
Performance requirements. See § 210-154.
C. 
Waste storage and disposal. See § 210-155.
D. 
Other development requirements. See § 210-265.
E. 
Landscaping regulations. The landscaping needs associated with any given Main Street lifestyle center may vary substantially depending upon the site design, topography and other factors, thus landscaping requirements need to be determined on a case-by-case basis. Applicant shall submit a detailed landscape plan during land development review, which shall follow applicant's submission of a conceptual landscape plan as part of the conditional use hearing. The detailed landscape plan shall be substantially consistent with the conceptual landscape plan, as approved at the conditional use hearing.
F. 
Screening and buffering. As with landscaping in general, the screening and buffering needs associated with any given Main Street lifestyle center may vary substantially depending upon the site design, topography and other factors, thus requiring design on a case-by-case basis. Applicant shall submit a detailed screening and buffering plan during land development review, which shall follow applicant's submission of a conceptual screening and buffering plan as part of the conditional use hearing. The detailed plan submitted at land development review shall be substantially consistent with the conceptual plan approved at the conditional use hearing.
G. 
Lighting. Lighting shall be generally consistent with that which is required in the PBPD District, with a specific lighting plan to be approved as a condition of final plan approval.
H. 
Permitted signs.
(1) 
Entrance signs: No more than one entrance sign identifying the name of the development(s), developer(s), owner(s), operator(s) or tenants shall be permitted at each intersection of an entrance drive and a principal arterial street or public collector street, provided that the following regulations are met:
(a) 
The maximum surface display area of the sign shall not exceed 150 square feet on any one face; however, the Township Council shall have discretion to increase the surface display area to 225 feet if, upon review, such sign size is deemed necessary or otherwise in the Township's best interest.
(b) 
The maximum height shall not exceed 24 feet.
(c) 
In no event shall the sign overhang any parking area, drive or pedestrian walkway or be closer than five feet to a public street right-of-way or be installed in sight triangles necessary for the clear view of traffic.
(d) 
Notwithstanding the foregoing, a second entrance sign shall be permitted at the intersection of an entrance drive and a principal arterial street or public collector street, subject to the criteria listed above, if the entrance serves as access to another use which does not have existing road frontage along a principal arterial street or public collector street.
(2) 
A Main Street lifestyle center identification sign shall be permitted, subject to the following regulations:
(a) 
One project identification sign shall be permitted for each Main Street lifestyle center.
(b) 
The maximum surface display area of any one face of the sign shall not exceed 100 square feet.
(c) 
The maximum height shall not exceed 15 feet.
(3) 
Wall signs: Signs mounted on the walls or facades of a building shall be permitted, provided that the following regulations are met:
(a) 
The total area of all wall signs may not exceed one square foot of sign area per linear foot of primary facade, including windows, doors, and cornices; and 0.5 square feet of sign area per linear feet for all other facades, including windows, doors, and cornices. Buildings along the Main Street corridor which maintain one entrance along the Main Street corridor and one entrance opening to the parking fields shall be considered to have a primary facade at each entrance.
(b) 
Wall-mounted signs shall be installed parallel to the supporting wall and project no more than 18 inches from the face of such wall and shall not extend above the roofline of such building. Chimneys, spires, towers, elevator penthouses and similar projections shall be considered above the roofline of buildings.
(4) 
Under-canopy signs: Under-canopy signs not to exceed 10 square feet in aggregate sign area per tenancy or occupancy shall be permitted.
(5) 
Parking structure signs: No exterior signs identifying or advertising the name of the building, the name of the development, owner, operator or principal user of the building shall be permitted on any parking structure, excepting directional signs for traffic control.
(6) 
Directory signs: At each of the major entrances to the tract and/or parking areas signs for the direction of traffic to or identification of individual buildings or tenants within the development shall be permitted, provided that the following regulations are met:
(a) 
The maximum surface display area of each sign shall not exceed 40 square feet on any one face.
(b) 
The maximum height shall not exceed 12 feet.
(c) 
Each sign shall be set back a minimum of five feet from the curbline or edge of paving of any public or private drive or collector drive, measured from the vertical plane established by the leading edge of the sign. In no event shall the sign overhang any parking area, public right-of-way or pedestrian walkway or be installed in sight triangle necessary for the clear view of traffic.
(d) 
Any directory sign may identify only the development's subarea name, building name and/or tenants.
(7) 
Traffic-control and directional signs: Signs for the control of vehicular traffic shall be permitted, provided that the area of each sign shall not exceed four square feet in size. Except for street signs approved for use on public streets by the Pennsylvania Department of Transportation, no sign shall exceed three feet in height.
(8) 
Flags: Flags of the United States of America, other sovereign nations, the Commonwealth of Pennsylvania, Delaware County, Concord Township and the corporate flags of the Main Street lifestyle center or its tenants shall be permitted, provided that the total number and location of such flags shall be subject to the review and approval of the Township Council, and that the square footage be no greater that 96 square feet.
(9) 
Calculation of sign area: For the purposes of this section, "surface display area" or "sign area" shall mean the entire area within a continuous perimeter formed by straight lines joined at right angles which encloses the extreme limits of the writing, background, representation or display of the sign face. The supports, uprights or structure on which any sign is supported shall not be included in determining the surface display area unless such supports, uprights or structure are designed in such a manner as to form an integral background of the display or convey meaning.
(10) 
All signage for individual tenants shall be reviewed and approved by the Township Council on a case-by-case basis prior to issuance of building permit.
(11) 
Signage along entrance locations: At each of the major entrances to the tract known as Evergreen Drive and in addition to the directory signs of § 210-170.1H(6), signs for the identification of developments directly adjacent to the shared tract shall be permitted, provided that the following regulations are met:
[Added 8-25-2015 by Ord. No. 367]
(a) 
Such signs shall share a common structure or be adjoining along their length.
(b) 
The maximum total surface display area of each sign shall not exceed 20 square feet on any one face.
(c) 
The maximum total surface display of each individual development shall not exceed 20 square feet.
(d) 
The maximum height, above ground surface, shall not exceed eight feet.
(e) 
Each sign shall be set back a minimum of five feet from the curbline or edge of paving of any public or private drive or collector drive, measured from the vertical plane established by the leading edge of the sign. In no event shall the sign overhang any parking area, public right-of-way or pedestrian walkway or be installed in sight triangle necessary for the clear view of traffic.
(f) 
Any individual development sign may identify only the development's name.
(12) 
Temporary signage: temporary signage related to sites bordering Evergreen Drive may be placed along the tract's perimeter areas abutting along Routes 1 and 322, provided the following regulations are met:
[Added 8-25-2015 by Ord. No. 367]
(a) 
One portable temporary sign advertising a special event, not exceeding 32 square feet in total structure area, may be erected, provided.
(b) 
The maximum height may not exceed 12 feet.
(c) 
Such sign may be displayed a maximum of 60 days in one year.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(d) 
Such sign must be so located as not to cause a hazard to pedestrian or vehicular traffic.
(e) 
Mobile or movable signs with removable-type frontages shall have enclosed locked covers to prevent unauthorized access and must be well secured. Displays that are illuminated, flashing, animated, etc., shall not be permitted.
(f) 
Any temporary sign may identify only the development's name and/or building name.
(13) 
All signage for qualified individual developments and/or occupancies shall be reviewed and approved by the Township Council on a case-by-case basis prior to issuance of building permit.
[Added 8-25-2015 by Ord. No. 367]
I. 
Off-street parking and loading requirements.
(1) 
In Main Street lifestyle centers under 400,000 square feet gross floor area, the parking requirements of Article XXII shall apply. For Main Street lifestyle centers in excess of 400,000 square feet, all uses shall have parking of 4.5 spaces for each 1,000 square feet of gross floor area, except as set forth below:
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(a) 
Retail sales and service uses: 4.5 spaces for each 1,000 square feet of gross floor area, excluding accessory outdoor retail areas such as sidewalk displays and kiosks.
(b) 
Restaurant uses: 4.5 for each 1,000 square feet of gross floor area, provided that the gross floor area of all restaurants in the Main Street lifestyle center does not exceed 10% of the total gross floor area. If the gross floor area of all restaurants in the Main Street lifestyle center exceeds 10% of the total gross floor area, the gross floor area in excess of 10% shall be parked at 15 spaces for each 1,000 square feet of gross floor area. Because Main Street lifestyle centers necessarily provide for shared and overflow parking, outdoor seating area shall not be counted as gross floor area for purposes of determining the number of required parking spaces. If a restaurant use includes outdoor dining (which is by special exception only), then such use shall be parked at 4.75 spaces per 1,000 square feet of gross floor area.
(c) 
Hotel uses: 1.1 spaces for each rental room or suite. If a restaurant in connection with such a use is open to the public, the off-street parking facilities for such restaurant shall not be less than those required for a restaurant.
(2) 
Each surface parking space shall consist of a rectangular area having dimensions not less than nine feet in width and 18 feet in length. Aisles serving such surface parking areas shall have a minimum width of 24 feet for two-way traffic and 15 feet for one-way traffic. Parking lot striping shall conform to existing Township regulations.
(3) 
In addition to the required off-street parking areas, there shall be provided off-street areas for the loading and unloading of delivery trucks and for the servicing of the buildings by refuse collection, fuel and other service vehicles, which areas shall be located at the side or rear of the building, shall be adequate in size and shall be so arranged that each may be used without blockage or obstruction of accessways or the automobile parking facilities.
J. 
Special development regulations.
(1) 
Unified plan. Any development plan hereunder shall consist of a unified, harmonious grouping of buildings, service and parking areas and landscaped spaces, planned and designed as an integrated unit.
(2) 
Ownership. The tract of land to be developed shall be in single ownership or shall be the subject of an application filed jointly by the owners of the entire tract in which it shall be agreed that the tract will be developed under single direction in accordance with an approved master development plan.
(3) 
Further subdivision of tract. After the Township Council approves a final development plan for a lot containing approval for the construction of more than one building, the subsequent division of that lot into a separate lot for each building for purposes of financing and/or conveyancing shall be permitted and is exempted from additional plan review requirements and/or the lot design criteria requirements of the Concord Township Code, Chapter 160, Subdivision and Land Development, provided that the deeds conveying such separate lots for each building depicted on said final development plan contain covenants requiring the purchasers to, at all times, operate and maintain such lots in good order and repair and in a clean and sanitary condition; that cross-easements for parking areas and all appurtenant ways, pedestrian access and utilities shall be maintained between such lots; and that such covenants shall be subject to the approval of the Township Solicitor. The purchaser of any such lot shall so covenant and agree thereby to be bound by such conditions as set forth herein.
K. 
Bus shelters. Bus shelter(s) shall be provided at location(s) consistent with area bus routes and subject to approval during final plan review.
L. 
Utilities. All buildings within the Main Street lifestyle center shall be served by public water and public sewage services. All utility lines servicing a Main Street lifestyle center shall be underground. Applicant shall propose design criteria for all new traffic signal poles and other poles, which shall be subject to Township review at final plan approval, unless such design is otherwise prescribed by the Pennsylvania Department of Transportation.
M. 
Stormwater management. As part of the conditional use application, the applicant for a Main Street lifestyle center shall provide plans showing that the tract will be provided with a unified stormwater management plan. The plan shall show the proposed locations and general design of stormwater detention basins; however, detailed stormwater engineering and calculations shall not be required until subdivision/land development plans are submitted.
N. 
Traffic. A traffic impact study shall be required and submitted as part of the conditional use application. The applicant shall provide credible evidence that the Main Street lifestyle center will include sufficient road improvements to mitigate the traffic impacts of the development on public streets and will avoid significant increased traffic safety hazards consistent with the provisions of the Pennsylvania Municipalities Planning Code.
O. 
Design guidelines. Applicant shall submit design guidelines for the Main Street lifestyle center to the Township during the conditional use hearing, which shall be reviewed and approved by the Township as part of the conditional use application, if such application is approved. The design guidelines shall include, but not necessarily be limited to, the following:
(1) 
A centrally located pedestrian plaza of not less than 6,500 square feet, which includes trees, planters, benches and/or similar elements, plus plaza surfacing of brick, flagstone or other unit pavers.
(2) 
Architectural design guidelines for all of the main buildings, such guidelines providing for facade ornamentation, building offsets, window treatments, variations of roofline and other elements designed to reduce the horizontal mass of the buildings.
(3) 
Pedestrian linkages to provide for the safe passageway of pedestrians throughout the Main Street lifestyle center.
P. 
Amendments to approved conditional use plan. The Township Council may, with the consent of the applicant, modify one of more of the design elements or conditions of conditional use approval, without resort to an amended or new conditional use application, provided that the amendment is in the best interest of the Township.