(a) General Provisions.
(1) The owner of a tract of land located in any "B-1" or "B-2" District or near a proposed shopping center which is shown on the Land Use Plan and containing not less than two acres for a center in a "B-1" District or ten acres in a "B-2" District, shall submit to the Planning Commission for its review a preliminary plan for the use and development of such tract of land for an integrated shopping center. The Planning Commission shall review the proposal and make recommendations on it to Council.
(2) In accepting such plan for review the Commission must be satisfied that the proponents of the community or regional shopping center are financially able to carry out the proposed project; that they intend to start construction within one year of the approval of the project and necessary change in zoning, and intend to complete it within a reasonable time as determined by the Commission.
(b) Location, Size and Character of Development.
(1) The need for the proposed development must be supported by means of market studies and such other evidence as the Commission may require.
(2) The proposed shopping center shall be located so that reasonably direct traffic access is supplied from principal thoroughfares and where congestion will not likely be created by the proposed center; or where congestion will be alleviated by presently projected improvement of access thoroughfares.
(3) The plan shall provide for a shopping center consisting of one or more groups of establishments in buildings of integrated and harmonious design, together with adequate and properly arranged traffic and parking facilities and landscaping, which will fit harmoniously into the adjoining or surrounding development.
(c) Permitted Uses. The uses permitted in a community shopping center shall be those retail business, commercial and service uses permitted in the "B-2" District. Uses permitted in a neighborhood shopping center shall be the uses permitted in the "B-1" District.
(d) Design Regulations. The following regulations shall apply to an integrated shopping center:
(1) Building heights. No building shall exceed three stories or thirty-five feet in height, except as modified by Section 1125.05
of this Zoning Ordinance.
(2) Yards. No building shall be less than fifty feet distant from any boundary of the tract on which the shopping center is located. The center shall be permanently screened from all adjoining properties located in any "R" District by a solid wall or compact evergreen hedge at least six feet in height. Such wall or hedge shall be placed at least five feet from the property line.
(3) Tract coverage. The ground area occupied by all the buildings shall not exceed in the aggregate thirty percent of the total area of the lot or tract.
(4) Customer parking space. Notwithstanding any other requirements of this Zoning Ordinance, there shall be provided one off-street space for each 100 square feet of rental floor space not including basement storage space, in the shopping center.
(5) Loading space. Notwithstanding any other requirements of this Zoning Ordinance there shall be provided one off-street loading or unloading space for each 20,000 square feet or fraction thereof of aggregate floor space of all buildings in the center. At least one-third of the spaces required shall be sufficient in area and vertical clearance to accommodate trucks of the tractor-trailer type.
(6) Access drives and illumination of parking areas. Access drives shall be at a minimum interval of 300 feet and illumination of parking areas shall be so arranged as to reflect the light away from adjoining premises in any "R" District.
(7) Signs. Each center shall be permitted two free-standing signs not over thirty feet in height, having a maximum total area of 100 square feet and located not closer than ten feet to any street line and not closer than 100 feet to the adjoining lot line. A single identification pylon or similar structure of a height in excess of thirty feet and in harmony with the design of the buildings shall be permitted in a shopping center. All signs within the center shall be controlled by written agreement between the owners and tenants of the center, or otherwise, to avoid excessive advertising and ensure a harmonious appearance to the center as a whole. In a shopping center, all signs shall only be indirectly illuminated, and all signs shall conform to the distance requirements from property lines for the buildings in the center.
(e) Submission and Approval of Final Development Plan.
(1) Upon determination by the Commission that the proposed integrated shopping center as shown by the preliminary plan appears to conform to the requirements of this section and all applicable requirements of this Zoning Ordinance, the proponents shall prepare and submit a final development plan, which plan shall incorporate any changes or modifications required or suggested by the Commission.
(2) If the final development plan is found to comply with requirements set forth in this section and other applicable provisions of this Zoning Ordinance, the Commission shall submit such plan with its report and recommendations, together with the required application by the proponents of the necessary change in zoning classification of the site of the proposed center, to Council which shall hold a public hearing on both the development plan and application for a change in zoning.
(3) Following a public hearing, Council may modify the plan, consistent with the intent and meaning of this Zoning Ordinance, and may re-zone the property to the classification permitting the proposed center, for development in substantial conformity with the final plan as approved by Council.
(4) After the final development plan has been approved by Council and in carrying out this plan, adjustments or rearrangements of buildings, parking areas, entrances, heights or yards, may be requested by the proponents, and provided such requests conform to the standards established by the final development plan and this Zoning Ordinance, such adjustments or rearrangements may be authorized by Council.