Retail store, including retail outlet or showroom for uses permitted in Paragraph I below, but not including automobile sales agency;

Restaurant, cafe, soda or ice cream fountain, dairy bar, snack bar, cafeteria, coffee shop, juice stand or cocktail lounge;

Office or studio;

Following personal service shops, dealing directly with customers: Beauty parlor, barbershop, investment office, travel agency, transportation ticket office, automatic self-service laundry and automatic dry cleaning, dressmaking, millinery or similar shop provided all repair or processing work is conducted in accordance with paragraph I below;

Theater, not including outdoor motion picture establishment; assembly hall; community room; town hall; library; skating rink; bowling alleys; billiard room; athletic or health club; or indoor recreational establishment for tennis, squash or similar athletic endeavors; child day-care center; radio station or television station;

Bakery, confectionery or custom shop for the production of articles to be sold at retail on the premises, provided that all baking or processing is conducted in accordance with paragraph I below;

Financial institution; municipal use;

Passenger bus station, taxicab stand; electric substation, telephone telegraph offices, or post office;

The following uses provided that if such uses are located on the ground floor they shall not be located within twenty (20) feet of the front of the store and provided that they shall be effectively screened from the front portion of the store by a wall or partition;

[J.] Stamp redemption center;

Motel or motor court;

Elderly housing/assisted living facility when authorized as a conditional use, subject to the provisions of Article XXXVI of this ordinance and the specific development standards of Section 1101.1;

Swimming pool and other outdoor recreational facilities for use by the occupants of (K) and (L) above;

Offices for administration, executive, professional, sales and other similar uses the normal attributes of which do not involve the actual storage, exchange or delivery of merchandise on the premises;

Tire, battery and accessory store;

Heliport when authorized as a special exception by the zoning hearing board;

Mid-rise apartments and high-rise apartments, only when (i) an existing building, previously or currently used for office purposes, is being converted into mid-rise apartments or high-rise apartments, or (ii) an existing building, previously or currently used for office purposes, is being demolished and rebuilt as mid-rise or high-rise apartments in the same location. Any mid-rise or high-rise apartment use must be authorized as a conditional use. The development of mid-rise apartments and high-rise apartments pursuant this subsection shall be subject to the provisions of Article XXXVI of this ordinance and the specific development standards of Section 1101.2.

Accessory use customarily incidental to any of the above uses;

(Reserved);

Signs when erected and maintained in accordance with the provisions of Sections 1601, 1603, 1604 and 1605 of Article XVI, herein.

The development shall consist of a harmonious selection of uses and grouping of buildings, service and parking area, 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 fifty (50) feet.

The appropriate use of property adjacent to the center shall be safeguarded. Where such shopping center abuts any residential district, a suitable and uninterrupted planting screen, not less than twenty-five (25) feet in depth, shall be provided and maintained by the owner of the shopping center. Lighting facilities shall be arranged in a manner which will protect the highway and neighboring properties from direct glare or hazardous interference of any kind.

All buildings within the shopping center shall be served by township sanitary sewage disposal systems and public water supply.

Adequate provisions shall be made for safe and efficient ingress and egress to and from public streets and highways serving the shopping center without undue congestion to or interference with the normal traffic flow within the township. All points of vehicular access to and from the public streets shall be located not less than two hundred and fifty (250) feet from the intersection of any public street lines with each other.

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

Off-street Parking and Loading Space Requirements.

All access roads, parking areas, service and other areas for vehicular use shall be paved with bituminous or other concrete material.

All utility lines serving the shopping center shall be placed underground.

If the development of the shopping center is to be carried out in progressive stages, each stage shall be so planned that the foregoing requirements and the intent of this ordinance shall be fully complied with by the development at the completion of any stage.

Required Minimum Area, Street Frontage, Yard, Impervious Surface and Green Space Area Regulations.

Maximum Building Coverage. The maximum building coverage shall be twenty-five (25) percent of the total lot area.

Maximum Heights. The maximum heights of the buildings or structures erected or enlarged in this district shall be as follows:

The township council may prescribe particular requirements of any further reasonable conditions deemed appropriate with respect to the suitability of the shopping center in the neighborhood.

Minimum district area. The minimum size of a Shopping Center District in which an elderly housing/assisted living facility is located shall be 50 acres.

Setbacks. The facility shall be located a minimum of 500 feet from the boundary of the Shopping Center District.

Maximum number of dwelling units. The maximum number of elderly housing/assisted living dwelling units in any one Shopping Center District shall not exceed 150.

Parking. Off-street parking spaces for an elderly housing/assisted living facility shall be provided at the rate of 0.6 space per dwelling unit.

Minimum district area. The minimum size of a Shopping Center District in which mid-rise apartments or high-rise apartments may be located shall be 50 acres.

Setbacks. The mid-rise apartments or high-rise apartments shall be located a minimum of 100 feet from the boundary of the Shopping Center District and a minimum of 75 feet from the ultimate right-of-way of any street.

Project Density.

Shopping Center District Density. In addition to the project density specified in Subsection 1101.2.C above, a maximum of 150 apartment units shall be permitted on any property subject to conversion from office to apartment use, and a maximum of 275 apartment units shall be permitted on any property subject to redevelopment with newly constructed apartments. A maximum of 425 apartment units shall be permitted within any one qualifying SC Zoning District. In the event multiple applications are pending before the Township which, if granted, would exceed the 425 unit maximum, the applications will be considered in the order in which preliminary approval is granted. When preliminary approval of an application would cause the number of approved apartment units to exceed 425 units in the SC Zoning District, the application shall be denied. Conditional Use approval for apartment units shall be conditioned upon compliance with the unit maximum at the time of preliminary plan approval.

Building Spacing. All mid-rise apartment buildings shall be spaced at least 100 feet from each other, and all high-rise apartment buildings shall be spaced at least 250 feet from each other.

Parking. Off-street parking spaces for mid-rise apartments and high-rise apartments shall be provided at the rate of 1.5 spaces per dwelling unit.

Amenity Space. Any mid-rise or high-rise apartment building use in the Shopping Center District shall provide a minimum of 30 square feet of amenity space for each apartment unit for the exclusive use of the occupants of the apartments. In no case shall the amenity space total less than 1,500 square feet. Amenity space may include, but shall not be limited to: fire pits, dog walking areas, barbecue grills, fitness areas, media rooms, and gathering rooms. Amenity space may be located inside or outside of the apartment building.

Unit Mix. Mid-rise apartments and high-rise apartments in the Shopping Center District may contain a mix of efficiency, 1-bedroom and 2-bedroom units, provided that no more than 50% of the total number of units in an apartment building shall be 2-bedroom units.

Transportation Impact Study. Any conditional use application for development under this section shall include a traffic impact study prepared in accordance with accepted methodology and containing any supplemental information deemed necessary by the Plymouth Township Traffic Engineer. The scope of the study shall be approved by the Township Traffic Engineer, and must include an analysis of parking requirements, pedestrian connections, site circulation, and any required off-site improvements.

Fiscal Impact Study. Any conditional use application for development under this section shall include a fiscal impact study prepared in accordance with accepted methodology and containing any supplemental information deemed necessary by the Plymouth Township Planner.

Sanitary Sewer Study. Any conditional use application for development under this section shall include a sanitary sewer study prepared in accordance with accepted methodology and containing any supplemental information deemed necessary by the Plymouth Township Municipal Engineer. The study must show that there is adequate capacity to properly convey all anticipated flows from the proposed development.

Buffering and Berming. The buffer requirements in Section 1706 and the berming requirements in Section 1707 shall not be applicable for the conversion of an existing building for use as mid-rise apartment and/or high-rise apartments when surrounded by other commercial uses and part of a larger shopping center.

Modifications by Conditional Use. As part of a conditional use approval, Council may permit a deviation of the requirements of Section 1101 where good cause is shown and in no instance shall any deviation exceed a one percent (1%) variation from the required standard. Council shall not grant full relief from any standard.

Plans for any shopping center use shall be submitted to the planning agency prior to the issuance of any zoning permit as provided in Article XX. 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 developments occur, a plan showing all of the required detail shall then be submitted prior to the construction of any portion. Information to be shown on all shopping center plans shall include:

The planning agency shall review all plans for shopping center uses submitted to them and shall submit these plans, with recommendations thereon to the township council for final approval.

Upon receipt of plans for any shopping center use, and recommendations thereon, by the planning agency, the township council shall have the power of approval or disapproval of these plans. The secretary of the township council shall notify, in writing, the zoning officer of their final decision and any special conditions agreed upon regarding any shopping center use.

As a guide for the recommendation by the planning agency and for final approval or disapproval by the township council on any shopping center plan all the provisions of this article shall be considered.

Lot. One or more contiguous parcels of land, whether or not in single and separate ownership, which is or are occupied or to be occupied by one or more buildings or other structures or which is or are devoted to or to be devoted to any or all of the uses permitted by section 1100 of this Article XI, together with any accessory buildings, structures, or groups or principal buildings, or other structures or uses, and any service and parking areas, circulation and open spaces as are arranged or designed to be used in connection with such principal building or buildings, or groups of principal buildings or other structures or uses, such areas and open spaces and the area and dimensions of such lot being not less than the minimum required by this ordinance.

Lot line. A property boundary line of any lot (not including any interior property line separating contiguous parcels comprising a lot as defined in the foregoing paragraph), except that, in case of any lot abutting a street, the lot line for such portion of the lot as abuts such street shall be deemed to be the same as the street line, and shall not be the center line of the street, or any other line within the street lines even though such may be the deeded property boundary line.

Where the Township Council shall have approved plans of a shopping center containing a lot area of not less than 30 acres in accordance with section 1102 hereof, the subsequent division of that lot or part thereof incident to the development of said shopping center shall thereafter be exempted from the provisions of the Plymouth Township Subdivision Ordinance, providing that the deeds conveying parts thereof shall contain covenants requiring the purchasers at all times to operate and maintain such parts in good order and repair and in a clean and sanitary condition uniformly with the appearance and maintenance of the balance of the shopping center complex.

The failure of any purchaser to so covenant and agree shall thereby subject the proposed division of the lot or part thereof to the Subdivision Ordinance of Plymouth Township notwithstanding subparagraph (a) above.