In Staten Island, sewage disposal plants to serve not more than 50 dwelling units may be authorized by the City Planning Commission as accessory uses to be located anywhere within a large-scale residential development without regard for zoning lot lines, provided the Commission finds that:

(a)        the sewage disposal plant is located not closer than 100 feet from any residential use;

(b)        the large-scale residential development is arranged so as to best serve the active and passive recreation needs of the residential development, protect and serve scenic assets and natural features and provide suitable variations in the siting of buildings;

(c)        the sewage disposal plant is adequately landscaped and buffered from all residential uses on the same or adjacent zoning lots; and

(d)        the proposal promotes and protects the public health, safety and general welfare.