§ 255-100. Submission of plans; review; approval.

   A.   Plans for any SC Shopping Center use shall be submitted to the Planning Commission prior to the issuance of any building  permit or certificate of occupancy as provided in Article XXIV. If, however, portions of the project are to be completed in successive stages, a less detailed sketch or layout of the area not scheduled for immediate development will suffice initially, provided that as further development occurs, a plan showing all of the required detail shall then be submitted prior to this construction of any portion. Information to be shown on all shopping center plans shall include:

      (1)   A plot plan of the lot showing the location of all present and proposed buildings , sidewalks and all other areas to be devoted to pedestrian use , drives, paving lots , loading and unloading areas and other constructional features on the lot ; and all buildings , streets , alleys , highways, streams and other topographical features of the lot and within 200 feet of any lot line .

      (2)   Architectural plans for any proposed buildings .

      (3)   The location, dimension and arrangement of areas to be devoted to planting lawns, trees or any other purpose.

      (4)   A description of the commercial uses proposed, including the approximate number of employees and expected number of customers in sufficient detail to indicate the effects of those operations in producing traffic congestion, noise, glare, air pollution, water pollution, fire hazards or safety hazard.

      (5)   Engineering and architectural plans for the treatment and disposal of sewage.

      (6)   Analysis of the market area, market needs, adequacy of service of needs by present or proposed commercial centers or enterprises, with evidence of need for the planned shopping center. Such evidence of need shall include estimates for the extent of the need, of the floor area or magnitude of enterprise and of appropriate timing for the stages of development .

      (7)   Any other date or evidence that the Planning Commission may require.

   B.   The Planning Commission shall review all plans for SC Shopping Center uses submitted to it and shall submit these plans, with recommendations thereon, to the Board of Commissioners for final approval.

   C.   Upon receipt of plans for any SC Shopping Center use and recommendations thereon by the Planning Commission, the Board of Commissioners shall have the power of approval or disapproval of these plans. The Secretary of the Board of Commissioners shall notify, in writing, the Zoning Officer of the final decision and any special conditions agreed upon regarding any SC shopping center use .

   D.   As a guide for the recommendations by the Planning Commission and for the final approval or disapproval by the Township Commissioners, on any SC shopping center plan, all the provisions of this article shall be considered.

   E.   The procedure set forth herein shall apply to any subsequent use or expansion of a shopping center.