The development shall be consistent with the Comprehensive Plan upon which this chapter is based and with the purpose of this chapter to promote the health, safety, morals and the general welfare of the Township.

The development shall consist of a harmonious selection of uses and grouping of buildings, service and parking areas, circulation and open spaces, planned and designed as an integrated unit in such manner as to constitute a safe, efficient and convenient retail shopping center. The distance at the closest point between buildings or groups of attached buildings shall be not less than 20 feet.

The appropriate use of property adjacent to the center shall be safeguarded. A landscaping plan shall be prepared and submitted for approval by the Township Commissioners specifically addressing aesthetics of the center and its relationship to the adjacent properties.

All buildings within the center shall be served by a central sanitary sewage disposal system and public water supply or available public utilities.

Adequate provision shall be made for safe and efficient pedestrian and vehicular traffic circulation within the boundaries of the center.

Provision shall be made for safe and efficient ingress and egress to and from public streets and highways serving the center without undue congestion to or interference with normal traffic flow within the Township. All points of vehicular access to and from public streets shall be located not less than 100 feet from any public street as measured from the center line of the access drive to the center line of the public street.

Adequate off-street parking and loading spaces shall be provided in accordance with and as an integral part of the plan, except that required space for individual establishments need not be provided separately but may be made a component part of such space jointly serving two or more establishments, provided that in no case shall the number of parking spaces be less than 5 1/2 spaces per 1,000 square feet of gross leasable area (GLA).[1]

If the development of the center is to be carried out in progressive stages, each stage shall be so planned that the foregoing requirements and the intent of this chapter shall be fully complied with at the completing of any stage. The initial stage of development shall comprise a total ground-floor area of not less than 25,000 square feet and at least three of the selected and designated uses.

Minimum lot area: five acres.

Building coverage: 20% of total lot area.

Height. The maximum height of any building or structure erected or enlarged in this district shall be 40 feet, except that the height of any such building or structure may be increased to a maximum of 50 feet when approved by the Zoning Hearing Board as a special exception; provided, however, that for every foot of height in excess of 40 feet there shall be added an additional foot to each setback requirement.

Setbacks. No building may be located closer than 40 feet to the ultimate right-of-way line of any public street or within 25 feet of any property line.

Parking. Parking, loading or service areas used by motor vehicles shall be located entirely within the lot lines of the proposed shopping center and shall be physically separated from public streets by sidewalk, planting area and curb comprising a minimum area of 15 feet in width.

Lighting facilities. Lighting facilities shall be arranged in a manner which will protect the highway and neighboring properties from unreasonable direct glare or hazardous interference of any kind.

Signage. All signs shall conform to Article XXVI, Signs, of this chapter.[1]

Building density and size.

A plot plan of the lot showing the location of all present and proposed buildings, sidewalks and other areas to be devoted to pedestrian use, drives, parking lots, loading and unloading areas and other construction features on the lot and all buildings, streets, highways, streams and other topographical features of the lot and within 50 feet of any lot line.

Architectural plans for all proposed buildings.

The location, size in square feet, dimensions and arrangements of areas and buildings devoted to any purpose.

A description of the commercial uses proposed, including approximate number of employees and an indication of the 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 hazards.

Engineering and architectural plans for the treatment and disposal of sewage including the general drainage system.

The stages which will be followed in the construction of the planned shopping center.

For new proposed shopping centers. A market analysis suitable for the size center proposed, showing the desirability for a shopping center in the location requested. For these purposes, the market analysis shall contain but not necessarily be limited to, the following determinations:

A statement of financial responsibility as to the developer's ability to proceed with construction and complete the project as proposed.

Upon receipt of preliminary plans for any SC use and recommendations thereon by the Planning Commission, the Board of Commissioners shall have the power of approval or disapproval of the plans.

Upon approval of the preliminary plan, the developer shall submit, within one calendar year unless otherwise extended by the Board of Commissioners, a final development plan to the Planning Commission for its review and recommendations. The Planning Commission may require that the final development plan be submitted separately for the first and each successive stage.

The Planning Commission shall determine that each stage of or all of the final development plan conforms to the intent of the preliminary plan as approved. The Commission, having reviewed the final development plan for any or all stages of the development and finding that it is in compliance with the intent of the preliminary plan, shall present its recommendations to the Board of Commissioners.

Upon approval of the final plan, construction shall begin in accordance with the approved plan within one year from final approval unless otherwise extended by the Board of Commissioners. If the shopping center is to be developed in stages, the initial development must be completed within two years after the final development plan has been approved, unless otherwise extended by the Board of Commissioners. In the event that construction is not started within the specified time, the Planning Commission shall review the zoning and the progress which has taken place and, if deemed necessary, recommend to the Board of Commissioners the reclassification of the property in a manner consistent with the Comprehensive Plan of Lower Pottsgrove Township.

A final development plan, drawn to scale and with controlling dimensions, shall contain all the necessary information and be accompanied by the supporting data as required by this chapter and the Subdivision Ordinance of Lower Pottsgrove Township (Chapter 215).

After the final development plan has been approved and when in the course of carrying out this plan adjustment or rearrangements of buildings, parking areas, entrances, heights or yards are requested by the developer and such requests conform to the standards established by the approved development plan for area to be covered by building spaces, entrances, height, setback and lot area requirements, such adjustment may be approved by the Zoning Hearing Board upon application and after receiving the recommendations of the Township Planning Commission.