A. Plan requirement.
Development within the Transit District shall be shown on a master plan as required by this section, which shall include the location of the multi-modal transportation center on the site proposed for development.

(1) Where a master plan encompasses both Willistown and Tredyffrin Townships, approval of each Township must be received before construction activity can commence.
(2) 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.
(3) 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.

B. Submission requirements.
The master plan shall be prepared by a registered surveyor or engineer, landscape architect, land planner or similarly qualified person. The master plan shall be consistent with the Township's Comprehensive Plan and contain the following:

(1) 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.
(2) Proposed general layout including the multi-modal transportation center, other structures, parking areas and public spaces.
(3) 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.
(4) Proposed pedestrian and vehicular connections from within the site to the multi-modal transportation center and to adjoining areas.
(5) 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.
(6) 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.
(7) A plan for accommodating space needed for short-term bus and shuttle stacking within proximity of the multi-modal transportation center.
(8) 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.
(9) Natural features that may impact development or should be incorporated into the master plan.
(10) A concept plan for stormwater management.
(11) A plan for public sewer and public water.
(12) The land uses of properties within 300 feet of any part of the property included in the master plan.
(13) A plan for reservation, ownership and maintenance of public spaces and facilities.
(14) 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.
(15) Information about how the remediated Superfund site will be impacted by implementation of the master plan.

C. Master plan approval.
The master plan shall be approved as a conditional use subject to the requirements of § 208-117: Conditional uses and shall be consistent with the following:

(1) The intent and purpose of the Township's Comprehensive Plan and the Transit District.
(2) 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.
(3) Facilities and road design to:

(a) Carry out the circulation system plan of the Paoli Community Master Plan as adopted in December 2001, or an alternate plan approved by the Board of Supervisors;
(b) Ensure safety and protect against congestion in the surrounding area from vehicular traffic resulting from the proposed plan;
(c) Provide suitable vehicular connections to and from the surrounding arterial highways and collector roads; and
(d) Provide suitable pedestrian connections to and from the surrounding road network.

(4) Appropriate consideration of the site's natural resources, including protection against soil erosion, water contamination and flooding.
(5) 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.
(6) Inclusion of the multi-modal transportation center and adequate infrastructure to support the multi-modal transportation center in the first phase of implementation.
(7) An adequate program for ownership and maintenance of any proposed public or quasi-public spaces and facilities.
(8) 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.

D. Amendments.
Amendments to the master plan must be submitted by the applicant to the Township for approval. When one or more of the following conditions in the master plan are being considered, amendments will be reviewed and adopted subject to the procedures outlined in Subsection C above. All other amendments will be approved by the Zoning Officer.

(1) 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;
(2) Decreasing the amount of public or quasi-public space by more than 10%;
(3) 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.
(4) Changing or upgrading the road infrastructure included on the master plan.