STATON, Judge.
On January 25, 1977, the various owners of 106.6 acres of real estate located near the intersection of highways 14 and 24 in Fort Wayne, Indiana, filed an application for a “Shopping Center Permit” with that municipality’s Plan Commission. In their application, the landowners sought permission for the proposed construction of “Lakewood Shopping Center” on their property. After the Plan Commission had conducted a public hearing on the application, its members voted to grant the permit to build the shopping center.
Various neighborhood residents, together with the Wildwood Park Community Association (hereinafter collectively referred to as “Wildwood”), an organization generally comprised of residents of the area surrounding the property to be used as a shopping center, sought review of the Plan Commission’s decision by filing a writ of certiorari in the Allen County Circuit Court. Pursuant to the court’s issuance of the writ, the Plan Commission tendered to the court a transcript of the evidence given at public hearing. Based on the transcript of evidence, as well as additional testimony which was presented at a separate hearing on the matter, the judgment of the court affirmed the granting of the permit by the Plan Commission.
Wildwood here appeals from that judgment, and raises the following issues for our review:1
[680]*680(1) Whether the trial court erred when it concluded that Wildwood was not “aggrieved” by the decision of the Plan Commission?
(2) Whether the trial court erred in its conclusion that the Plan Commission acted within the scope of its statutory power when it granted the shopping center permit?
(3) Whether the trial court erred in finding that the Plan Commission’s approval of the Lakewood development plan was supported by substantial evidence of probative value?
(4) Whether the trial court erred by failing to find that the Plan Commission had not complied with the requirement that “on-site inspections” be made part of the record?
(5) Whether the trial court’s findings of fact and conclusions of law complied with the requirements of Trial Rule 52?
We conclude that the trial court erred when it concluded that the Plan Commission acted within its statutory powers when it granted the permit to construct Lakewood Shopping Center. In all other respects, the trial court is affirmed.
I.
“Aggrieved” Party
Wildwood contends that the trial court erred when it concluded that the Wildwood Park Community Association was not “aggrieved” by the approval of the shopping center permit. Absent status as an “aggrieved” party, of course, Wildwood lacked the statutorily defined standing which is necessary to obtain judicial review of a Plan Commission decision. IC 1971, 18-7-5-57, Ind.Ann.Stat. § 53-755 (Burns Code Ed.), incorporating by reference IC 1971, 18-7-5-87, Ind.Ann.Stat. § 53-783 (Burns Code Ed.).2 Incongruously, the trial court’s determination that Wildwood was not “aggrieved” by the Commission’s decision — and hence not entitled to judicial review of it— was entered at the conclusion of the certio-rari proceedings, in conjunction with the court’s resolution of the substantive merits of Wildwood’s claim. If the trial court’s determination that Wildwood lacked standing to prosecute its claim is sustained, all other actions of the court will be rendered void — and this appeal put to rest.
In its petition for a Writ of Certiorari, Wildwood alleged that its membership was composed of approximately “170 families living in the immediate vicinity” of the proposed site of Lakewood Shopping Center, that the Association itself owned property adjacent to the 106.6 acre tract, and that the Association and its individual members were “affected and aggrieved” by the Commission’s grant of the permit. Intended to establish Wildwood’s standing to challenge the Commission’s actions, the allegations ostensibly were designed to comport with the Court’s decision in Stout v. Mercer (1974), 160 Ind.App. 454, 312 N.E.2d 515. There, the statutory term “aggrieved” party was interpreted to embrace landowners who wished to challenge the grant of a variance for a tract adjacent to their property. Writing for the unanimous Court, Judge Lybrook explained:
“It cannot be doubted that adjoining or surrounding landowners may be directly affected by the grant of a variance to a particular applicant. The use to which a tract of land is put may have a direct effect upon the value of surrounding [681]*681properties. Adjoining or surrounding landowners may therefore be persons ‘aggrieved’ within the meaning of Burns § 53-783 as that section is construed in City of Hammond, supra. . . . ”
City of Hammond v. Board of Zoning Appeals (1974), 152 Ind.App. 480, 284 N.E.2d 119. Id. at 520, 312 N.E.2d at 520. As the Court reasoned in Stout, so Wildwood alleged that it was “affected and aggrieved” by virtue of its proximity to the proposed site.
In its Response to Wildwood’s petition, the Plan Commission did not address, let alone dispute, the allegations made by Wildwood with respect to its legal capacity to obtain judicial review. Subsequently, other respondents (generally composed of the developers of the proposed “Lakewood Shopping Center”) filed a “Motion for Order Denying Issuance of Writ of Certiorari and Motion to Dismiss”, wherein the following contention concerning Wildwood’s allegation was raised.
“(e) Rhetorical paragraphs 5 and 6 allege that the petitioners are ‘aggrieved parties’ because they live in the ‘immediate vicinity’ but said paragraphs fail to allege any pecuniary or personal interests in the property or the decision of the Plan Commission.”
Respondents-developers thus argued that the facts pleaded were not sufficient to establish Wildwood’s status as an aggrieved party; they did not, however, specifically contend that Wildwood was not in fact aggrieved by the Commission’s decision.
The trial court overruled the developers’ motion to deny issuance of the Writ and dismiss the cause. The Writ issued, and the trial court held a hearing on the merits of Wildwood’s claim that the Plan Commission had acted illegally in granting the permit. The question of Wildwood’s standing to obtain judicial review was not raised by the Plan Commission or other respondents at the hearing, nor did the parties address that matter. Rather, they focused their presentation of evidence and legal arguments on the substantive issues raised by Wildwood in its petition.
Only when the trial court entered its “Findings of Fact and Conclusions of Law” did the question of Wildwood’s capacity to challenge the Plan Commission’s decision surface again. The court’s conclusions, which were otherwise directed to the substantive contentions of Wildwood, included the following:
“Twelve. There is no sufficient showing that the Petitioners were aggrieved by the approval of the shopping center permit, and in the absence of such showing it is to be presumed that the allegation of the Petition with reference thereto is not sustained.”
The court’s approach to and disposition of the matter of Wildwood’s standing reflects its misconceptions with respect to the manner in which a party’s legal capacity to challenge a Plan Commission decision must be raised.
The legal capacity of a party to prosecute its claim is a matter which affects the trial court’s jurisdiction over the particular case — not its jurisdiction over the subject matter. Board of Trustees, Etc. v. City of Fort Wayne (1978), Ind., 375 N.E.2d 1112, 1117; Farley v. Farley (1973), 157 Ind.App. 385, 300 N.E.2d 375, 383. Unlike subject matter jurisdiction, which cannot be waived by a party and may be raised, sua sponte, by the court, jurisdiction over the particular case may be waived by the failure to make a specific and timely objection. Board of Trustees, Etc. v. City of Fort Wayne, supra; Decatur County R. E. Mem. Corp. v. Public Service Co. (1971), 150 Ind. App. 193, 275 N.E.2d 857, 860.
At no point in the certiorari proceedings below did the Plan Commission or developers specifically object that Wildwood was not in fact aggrieved by its decision. In its Response to Wildwood’s Petition for a Writ of Certiorari, the Commission did not dispute Wildwood’s allegations with respect to standing. Developers’ Motion to Dismiss was predicated merely on the basis that the allegations contained in Wildwood’s petition were insufficient to establish Wildwood’s status as an aggrieved party. The Plan Commission and developers thus waived [682]*682their right to object to Wildwood’s legal capacity to challenge its decision. J. I. Case Co. v. Sandefur (1964), 245 Ind. 213, 197 N.E.2d 519, 521; Bowman v. Holsopple (1973), 155 Ind.App. 272, 292 N.E.2d 274, 277; Metropolitan Dev. Com’n of Marion Cty. v. Camplin (1972), 153 Ind.App. 622, 288 N.E.2d 569, 571. The trial court had subject matter jurisdiction over the case by virtue of the provisions of IC 1971, 18-7-5-57, supra3; it could not raise, sua sponte, the question of its jurisdiction over the particular case, since the Plan Commission and developers had failed to raise the issue.
Moreover, the trial court’s conclusion that Wildwood was not aggrieved by the Commission’s decision is predicated on an incorrect statement of law. The respondents’ failure to contest the veracity of the allegations made in Wildwood’s petition acted as an admission of the facts contained therein. Board of Zoning App. of City of Indianapolis v. Filis (1965), 137 Ind.App. 217, 206 N.E.2d 628. The trial court nevertheless concluded that a presumption against the truth of those allegations existed. The contrary is true. The burden was on the Plan Commission and developers to controvert the veracity of the allegations. Id.
While the trial court erred in concluding that Wildwood was not aggrieved by the actions of the Plan Commission, the error was harmless. The court conducted a hearing on the substantive contentions raised by Wildwood and adjudicated those claims. Accordingly, we turn our attention to Wild-wood’s various allegations that the trial court erred in its disposition of the substantive issues raised in its certiorari petition. At the outset it is necessary to examine the facts surrounding those claims.
II.
Substantive Issues — Facts
Prior to 1968, the Fort Wayne City Council had adopted a master plan and zoning map wherein the municipality was partitioned into zones designated for particular uses. According to that comprehensive scheme, the land surrounding the intersection of highways 14 and 24 was zoned “RA”, denoting general residential use. Fort Wayne Zoning Map FF-1 (1968). In July of 1968, however, the zoning plan was amended by the placement of a “B-2” shopping center symbol (a star) at the intersection of highways 14 and 24, as depicted on the city’s zoning map. Fort Wayne Ordinance No. Z-26-68 (1968).4
The placement of the symbol on the city’s zoning map signified the Council’s determination that the establishment of at least one5 shopping center in the vicinity of the intersection would be consonant with the city’s land use plans. It was not the office of the symbol to designate any particular tract of land for use as a shopping center site; in fact, those properties surrounding the intersection retained their original “RA” (general residential use) classification [683]*683on zoning map FF-1. The implementation of the symbol — the construction of a shopping center near the intersection — remained a contingency dependent upon the application of a landowner for permission to use his or her property for that purpose.
Under Fort Wayne’s zoning scheme, the exclusive power to grant or deny permits to construct shopping centers has been delegated by the City Council to the Plan Commission. In exercising that power, the Commission is governed by the provisions of Fort Wayne Ordinance No. 33-16(f), wherein the Council defined the procedural and substantive requirements to be satisfied before a permit can issue.
Under the procedural scheme outlined in the ordinance, a person who is seeking permission to construct a shopping center is directed to file an application for a permit; together with the preliminary development plan for the tract, with the city’s Building Commissioner. The Commissioner in turn refers the application and development plan to the City Plan Commission. The Plan Commission is then required to hold an open hearing, after proper public notice, on the proposal. Thereafter, the Commission is empowered to approve or disapprove the preliminary development plan, or return it to the applicant for modification or supplementation to conform to the substantive requirements defined by the Council. Barring disapproval of the application, the process culminates in the Plan Commission’s receipt and approval of the applicant’s final development plan. The Commission then notifies the Zoning Enforcement Officer of its decision, who is in turn required to issue the permit. The ordinance contains no provision whereby the Council retains the power to review the Commission’s ultimate decision.
Substantively, the Commission is empowered under the terms of Ordinance 33-16(f)(1)(a)6 to grant two types of shopping center permits: (1) a “B-2A” permit for centers to be constructed on tracts of not less than three nor more than ten acres, and (2) a “B-2” permit for centers to be constructed on tracts of more than ten acres. In either case, the permit cannot be issued unless a portion of the subject tract lies wholly or partially within 1400 feet of a point designated by a “B-2A” or “B-2” symbol on the zoning map.
In addition to these prerequisites to the Plan Commission’s approval of an application, the Commission must determine that the applicant’s development plan conforms to the requirements and polestars laid down by the Council in subsection 3 of Ordinance 33-16(f)7: (1) that buildings will occupy less than twenty-five percent of the total area of the tract; (2) that ten percent of the acreage will be landscaped; (3) that the site will have an “acceptable relationship to major thoroughfares”; (4) that the plan [684]*684presents a “unified and organized arrangement of buildings and service facilities”; and (5) that the plan has a functional relationship to adjacent properties.
Within this procedural and substantive framework, the Plan Commission processed and ultimately approved the application for the shopping center permit at issue before this Court. The application revealed that the proposed site of “Lakewood Shopping Center” was a 106.6 acre tract lying partially within 1400 feet of the “B-2” shopping center symbol placed at the intersection of highways 14 and 24. Generally, the accompanying development plan revealed a scheme to use the property for a variety of purposes; contemplated within the plan was the establishment of four department store buildings, a shopping mall composed of small commercial enterprises, six office buildings, four branch banks, three cinemas, and a 294 room hotel complex, complete with banquet, convention, and recreational facilities.8
The Plan Commission, after providing proper notice to the public, held a hearing on the Lakewood proposal. Both remon-strators and supporters of Lakewood Shopping Center appeared at the hearing and presented testimony and evidence regarding the feasibility of its proposed development. Thereafter, the members of the Plan Commission voted to approve the development plan and grant permission for the proposed construction of the shopping center. Wild-wood subsequently instituted the certiorari action at bar.
III.
Statutory Power
Wildwood contends that the Plan Commission was not vested with statutory power to give final approval for the proposed construction of Lakewood Shopping Center. Rather, Wildwood maintains, the ultimate power to approve the Lakewood proposal rested by statute with the Fort Wayne City Council. We agree with Wildwood. An understanding of our disposition of these concomitant assertions is precipitated by an examination of the legislatively-defined advisory role of the Plan Commission vis-a-vis the City Council in the machinations of municipal zoning.
The substantive and procedural aspects of municipal zoning in Indiana are generally governed by the provisions of IC 1971, 18— 7-5-1, Ind.Ann.Stat. § 53-701—18-7-5-99, Ind.Ann.Stat. § 53-795 (Burns Code Ed.)9, which was enacted by the General Assembly in 1947. Therein, the legislature defined the relative roles of the Plan Commission and the City Council in the municipal regulation of land use.
The zoning powers of the City Council are enumerated in IC 1971, 18-7-5-58, Ind.Ann.Stat. § 53-756 (Burns Code Ed.). The statute reads in pertinent part:
“Certain powers of the city council or board of county commissioners. — As an integral part of the planning of areas so that adequate light, air, convenience of access, and safety from fire, flood and other danger may be secured; that congestion in the public streets may be lessened or avoided; that the public health, safety, comfort, morals, convenience and general public welfare may be promoted; and that the object of this legislation, as set out in section 1 [18-7-5-1] of this act, may be further accomplished, the city council or the board of county commissioners shall have the following powers:
[685]*685“1. To classify, regulate and limit the height, area, bulk and use of buildings hereafter to be erected.
“2. To regulate and determine the area of front, rear and side yards, courts and other open spaces about such buildings.
“3. To regulate and determine the use and intensity of use of land and lot areas.
“4. To classify, regulate and restrict the location of trades, callings, industries, commercial enterprises and the location of buildings designed for specified uses.
“5. To classify and designate the rural lands amongst agricultural, industrial, commercial, residential, and other uses and purposes.
“6. To divide the city or county into districts of such kind, character, number, shape and area as may be deemed necessary to carry out the purposes of this section.”
By the language it employed in the statute, the state legislature bestowed the exclusive authority to enact and amend zoning ordinances in the legislative arm of municipal government — the City Council. Abrams v. Legbandt (1974), 160 Ind.App. 379, 312 N.E.2d 113, 115.10
The exclusive nature of the Council’s power to enact and amend zoning ordinances is reiterated throughout the statutory scheme for municipal regulation of land use. Pursuant to the procedure established in IC 1971, 18-7-5-39, Ind.Ann.Stat. § 53-737-18-7-5-43, Ind.Ann.Stat. § 53-741 (Burns Code Ed.)11, a municipality’s initial adoption of a master plan and zoning ordinance is not effective unless approved by the City Council. Similarly, subsequent amendments to a master plan and/or zoning ordinances are not valid unless adopted by the Council. IC 1971, 18-7-5 — 44, Ind. Ann.Stat. § 53-742 (Burns Code Ed.)12. Even “amendments, supplements, or changes in the regulations” of a zoning ordinance, under the terms of IC 1971, 18-[686]*6867-5-67, Ind.Ann.Stat. § 53-765 (Burns Code Ed.)13, cannot be accomplished without passage by the City Council.
The Council is also empowered by statute with the option of creating a Plan Commission to assist in the regulation of land use within the city. IC 1971, 18-7-5-1, Ind. Ann.Stat. § 53-701 (Burns Code Ed.). In contrast with the Council’s statutory role as final and exclusive authority for the enactment, amendment, supplement, or change of zoning ordinances, however, the legislature has limited the Plan Commission to an “advisory” role in municipal zoning.
The legislature’s intent that the Plan Commission, if created, serve only in an advisory capacity to local zoning boards and officials was expressly stated in IC 1971, 18-7-5-1, supra. The statute reads in relevant part:
“Plan commission for city, town and county — Creation—Objectives—Duties and powers. — Each city council, each town board of trustees and each board of county commissioners in the state may by ordinance create a plan commission in order to promote the orderly development of its governmental units and its environs. It is the object of this legislation to encourage local units of government to improve the present health, safety, convenience, and welfare of their citizens and to plan for the future development of their communities to the end that highway systems be carefully planned, that new community centers grow only with adequate highway, utility, educational, and recreational facilities; that the needs of agriculture, industry and business be recognized in future growth; that residential areas provide healthy surroundings for family life; and that the growth of the community is commensurate with and promotive of the efficient and economical use of public funds.
“In accomplishing this objective, it is the intent of this legislation that the plan commission shall serve in an advisory capacity to presently established boards and officials, and in addition, that certain regulatory powers be created over developments affecting the public welfare and not now otherwise controlled, and that additional powers be granted legislative bodies of cities, towns and counties to carry out the purposes of this act [18 — 7— 5-1 — 18-7-5-99].” (Emphasis added.).
The parameters of this “advisory” role were defined by the legislature in IC 1971, 18-7-5-28, Ind.Ann.Stat. § 53-728 (Burns Code Ed.):
“Powers and duties of commissions.— To effectuate the purposes of this chapter [18-7-5-1 — 18-7-5-99], the commission shall have the power and duty to:
“(1) Exercise general supervision of and make regulations for the administration of the affairs of the commission.
“(2) Prescribe uniform rules pertaining to investigations and hearings.
“(3) Supervise the fiscal affairs and responsibilities of the commission.
“(4) Prescribe the qualifications of, appoint, remove, and fix the compensation of the employees of the commission, with compensation to be in conformity and compliance with salaries and compensations theretofore fixed by the city or county councils of the cities or counties; delegate to employees authority to perform ministerial acts in all cases except where final action of the commission is necessary.
“(5) Keep an accurate and complete record of all departmental proceedings; record and file all bonds and contracts and assume responsibility for the custody and preservation of all papers and documents of the commission.
[687]*687“(6) Make recommendations and an annual report to the mayor and council or the board of county commissioners and the county council concerning the operation of the commission and the status of planning within its jurisdiction.
“(7) Make recommendations to the city council or the board of county commissioners on:
“(a) the adoption of the master plan and ordinance and amendments;
“(b) any other matter, within the jurisdiction of the commission, authorized by this chapter.
“(8) To render decisions concerning and to approve:
“(a) plots or replots of subdivisions;
“(b) development plans for residential, commercial and industrial uses.
“(9) Prepare, publish and distribute reports, ordinances and other material relating to the activities authorized under this chapter.
“(10) Adopt a seal, and certify to all official acts.
“(11) Sue and be sued collectively by its legal name, styled according to the city or county, ‘_ City or County Plan Commission,’ service of process being had on the president of the commission; but no costs shall be taxed against the commission or any of its members in any action.
“(12) Invoke any legal, equitable or special remedy for the enforcement of the provisions of this chapter or its action taken thereunder.
“(13) Prepare and submit an annual budget in the same manner as other departments of city and county government and shall be limited in all expenditures to the provisions made therefor by the city council of such city or the county council of such county.
“(14) If deemed advisable, establish an advisory committee or committees. [Acts 1947, ch. 174, § 28, p. 571; 1974, P.L. 76, § 3, p. 298.].” (Emphasis added.)
Particularized in subsections seven (7) and eight (8) is the Plan Commission’s role in the procedural machinations by which a municipality adopts a master zoning plan, subsequently amends it, and ultimately applies its precepts to specific properties.
Subsection seven (7), which empowers the Plan Commission to make “recommendations” concerning the adoption of the master zoning plan and its subsequent amendment, is implemented in the statutory procedural scheme with which municipalities must comply to accomplish such action. Whereas, as heretofore discussed, the City Council enjoys the ultimate authority to approve or disapprove of a proposed master plan or amendment, supplement, or change thereto, the Plan Commission in any such instance serves only a preliminary function. In a municipality’s adoption of a master plan, the Commission, if extant, is required to hold a public hearing on the proposed scheme and make a recommendation to the City Council regarding its passage. IC 1971, 18-7-5-39, Ind.Ann.Stat. § 53-737—18-7-5-40, Ind.Ann.Stat. § 53-738 (Burns Code Ed.).14 This same limited role is statutorily imposed on the Plan Commission when amendments to the master plan or a zoning ordinance are proposed. IC 1971, 18-7-5—44, supra.15 And when an amend[688]*688ment, supplement or change to a regulation in a zoning ordinance is presented for consideration, the Commission’s duty is to examine it and report on its feasibility to the Council. IC 1971, 18-7-5-67, supra.16
Unlike subsection seven (7), however, wherein the legislature limited the Plan Commission to a purely advisory function, the provisions of section eight (8) bestow final authority on the Commission for two facets of land use regulation. Therein, the Commission is empowered to “render decisions . . . and to approve” (1) plots or replots of subdivisions, and (2) development plans for residential, commercial, and industrial uses.
Our determination here revolves around the provisions of these two subsections of IC 1971, 18-7-5-28, supra. Wild-wood contends that the Plan Commission’s grant of the shopping center permit served to amend Fort Wayne’s master zoning plan; accordingly, Wildwood argues that subsection seven (7) precluded the Commission’s capacity to give final approval for the construction of the shopping center. The Plan Commission, on the other hand, asserts that the only “amendment” to the master plan occurred in 1968, when the City Council enacted ordinance Z-26-68, thereby placing a shopping center symbol at the intersection of highways 14 and 24 (as designated on zoning map FF-1). The Commission maintains that the grant of the permit merely effectuated the result contemplated in the properly enacted 1968 amendment — the construction of a shopping center on a tract lying wholly or partially within 1400 feet of the intersection. Hence, the Commission concludes that its grant of the permit merely amounted to the approval of a development plan for a commercial enterprise, an act clearly within the purview of its powers established in subsection eight (8) of IC 1971, 18-7-5-28, supra. We reject the latter contention; we agree with Wildwood.
When the City Council enacted Ordinance No. Z-26-68 in 1968 and placed the shopping center symbol at the crossroads of highways 14 and 24, it signalled its determination that the future development of a shopping center within the vicinity of the intersection would be compatible with its land use scheme. It did not, however, designate the particular tract which could be used as a shopping center site; it merely declared that any tract lying wholly or partially within 1400 feet of the intersection could be used as a shopping center site.17 Meanwhile, the property surrounding the intersection, potentially subject to use as a shopping center site, retained its “general residential” classification. The actual use [689]*689of properties lying within the ambit of the overlapping shopping center and residential zones was dependent upon the application of landowners to implement the shopping center symbol, together with the Plan Commission’s disposition of those applications and accompanying development plans.
The Plan Commission’s grant of the permit thus amounted to something more than the mere approval of a development plan for a commercial enterprise; it served to determine which of two available uses would be imposed on the property at issue. This upshot of the Commission’s grant of the permit, albeit predicated on the approval of a development plan, renders the Commission’s act invalid under the state statutory scheme.
Therein, the legislature expressly vested the City Council with the power to “determine the use ... of land and lot areas.” IC 1971, 18-7-5-58(3), supra. The Council’s domain is not wholly exclusive; the legislature also granted the Board of Zoning Appeals a limited capacity to effect land usage by empowering it to grant variances, exceptions, and special exceptions to zoning classifications. IC 1971, 18-7-5-82, Ind.Ann.Stat. § 53-778 (Burns Code Ed.). The Plan Commission, however, was not granted any authority to determine land usage. Expressly contemplating an “advisory” role for the Plan Commission in the machinations of municipal zoning, the legislature extended the Commission’s powers only so far as to allow it to approve development plans and “plots or replots of subdivisions.” IC 1971, 18-7-5-28(8), supra. In all other facets of land use control — the amendment of the master plan or zoning ordinance, or even the supplementation or change of a regulation within an ordinance — the Commission has only advisory authority. IC 1971, 18-7-5-28(7), supra, as implemented in IC 1971,18-7-5-39—40, supra.18 In the context of this statutory scheme, with its overriding emphasis on the advisory nature of the Plan Commission’s role, we cannot conclude that the Commission’s authority to approve development plans embraced the power to determine whether a 106.6 acre parcel of property would be devoted to residential or commercial use.
Our conclusion that the Commission did not have authority to give final approval to the Lakewood proposal is also predicated on the fact that Fort Wayne Ordinance 33-16(f) did not prescribe maximum acreage limitations for proposed shopping center sites. The Council’s placement of the shopping center symbol at the intersection of highways 14 and 24 created overlapping residential and shopping center zones, as heretofore noted. Consequently, the Commission’s grant of the permit for the 106.6 acre Lakewood proposal served to divide the overlapping commercial and residential districts and to determine the size and shape of each zone. The authority to determine the location, size, and shape of districts rests by statute with the City Council, not the Plan Commission. IC 1971,18-7-5-58(6), supra. The Plan Commission has only advisory authority in such matters. IC 1971, 18-7-5-28(7), supra.
When a political subdivision of the State attempts to regulate land use within its jurisdiction, it must do so in accordance with the statute which authorizes it. State ex rel. Mich. City Pl. Com’n v. LaPorte Sup. Ct. No. 1 (1973), 260 Ind. 587, 590, 297 N.E.2d 814, 815; Town of Homecroft v. MacBeth (1958), 238 Ind. 57, 148 N.E.2d 563, 567; First Church of Nazarene v. Weaver (1972), 154 Ind.App. 157, 289 N.E.2d 155, 158. The Plan Commission, albeit acting under the auspices of Fort Wayne zoning ordinances, exceeded its statutory authority when it granted the permit for the construction of Lakewood Shopping Center. Under Indiana’s statutory scheme for the municipal regulation of land use, final au[690]*690thority over the Lakewood proposal rests with the Fort Wayne City Council.19
Our conclusion that the Plan Commission did not have the authority to give final approval for the construction of Lakewood Shopping Center does not affect the Commission’s approval of the Lakewood development plan, however. That determination was one which the Commission was expressly empowered to make under the terms of IC 1971, 18-7-5-28(8), supra. The remainder of our opinion is addressed to issues which concern the Commission’s approval of the development plan.
IV.
Approval of Development Plan
Wildwood contends that the trial court erred in its conclusion that the Plan Commission’s approval of the development plan for Lakewood Shopping Center was supported by substantial evidence of probative value. Its contention is directed toward the evidence regarding the polestars of Fort Wayne Ordinance No. 33-16(f)(b), supra, which the Commission must deem satisfied by a development plan in order to approve it. Wildwood asserts that the evidence is insufficient to establish (1) that the center will have a functional relationship to surrounding properties, (2) that the site will have an acceptable relationship to major thoroughfares, and (3) that the construction of the center will promote the health, safety, and welfare of the community.
At the hearing conducted by the Plan Commission on the Lakewood proposal, extensive evidence was presented to the Commission regarding the feasibility of its construction. The evidence included conflicting analyses by supporters and remon-strators of Lakewood concerning the impact the contemplated development would have on traffic congestion and the general quality of life in the surrounding area.
It is not the office of this Court, however, to weigh the conflicting evidence and impose our judgment on Fort Wayne regarding the feasibility of the Lakewood project. Devon Civic League v. Marion County Bd. of Zon. App. (1967), 140 Ind.App. 519, 524, 224 N.E.2d 66, 69. We examine the record only to determine whether there is any substantial evidence of probative value which establishes a foundation for the Commission’s decision. Id. Accord, Fryer v. City of New Albany (1963), 135 Ind.App. 454, 459, 194 N.E.2d 417, 420.
The record is replete with evidence of probative value which supports the Plan Commission’s decision to approve the development plan. Mr. Thomas Manning, Traffic Engineer for the City of Fort Wayne, testified that he was “confident” that the street design and stoplight system would accommodate the increase in traffic. He also stated that the city would “be facing the same traffic conditions with or without Lakewood” as the city’s expansion enveloped the area. In a letter written by Manning, he concluded: “The design as submitted will adequately handle the anticipated peak hour loads thru [sic] the area and do [sic] conform to the long term plans within the corridors adjacent to the Center.” (Original emphasis). Similar conclusions were reached in a lengthy written report entitled “Site Traffic Analysis” which was submitted to the Commission by the Lakewood Development Company. The impact of the proposed shopping center on Fort Wayne’s employment rate, economic growth, downtown business sector, and demographic trends was thoroughly analyzed in a report prepared by Dr. George F. Bloom, professor of real estate administration at Indiana University, and Mr. Morton J. Marcus, an economist at Indiana University’s School of Business. Their report un[691]*691equivocally endorsed the Lakewood proposal for its positive effect on all aspects of Fort Wayne’s development. The authors concluded:
“The development of Lakewood is consistent with the continued development of downtown Fort Wayne as a center for area-serving public and private functions. Lakewood represents a reintegration of land use in Fort Wayne.”
Based on the above evidence, the trial court did not err when it concluded that the Plan Commission’s decision to approve the Lakewood development plan was supported by substantial evidence of probative value.
V.
On-Site Inspection
The record reveals that various members of the Plan Commission made a personal inspection of the 106.6 acre tract to examine its feasibility as a shopping center site. Wildwood contends that the failure of the Plan Commission to include the results of that inspection within the record renders its decision to approve the development plan void. In support of its proposition, Wildwood relies on IC 1971, 18-7-5-81, Ind.Ann. Stat. § 53-777 (Burns Code Ed.) and Stanley v. Board of Zoning Appeals (1972), 152 Ind.App. 418, 283 N.E.2d 809.
IC 1971, 18-7-5-81, supra, which establishes the duty to make a record of on-site inspections, is applicable to the Board of Zoning Appeals — not the Plan Commission. Wildwood impliedly argues, however, that the language of IC 1971, 18-7-5-28(9), supra, which requires the Plan Commission to “publish reports” of its “activities”, imposes on the Plan Commission the same duties required of the Board of Zoning Appeals under IC 1971, 18-7-5-81, supra. We need not address Wildwood’s proposition.
Assuming arguendo that the Commission had a duty to record the results of its members’ on-site inspection, its failure to do so does not vitiate the validity of its decision. In Stanley v. Board of Zoning Appeals, Jasper County, supra, this Court held merely that a decision could not be predicated solely on an unrecorded site inspection. Id. at 812. Here, however, as previously discussed, there is a plethora of evidence to support the Commission’s decision, with or without the inclusion of the on-site inspection results. The Commission’s failure to record its members’ on-site inspection cannot serve to void that body’s approval of the Lakewood development plan, even if that recordation was required.
VI.
TR. 52
Wildwood contends that the trial court’s “Findings of Fact and Conclusions of Law” lack the specificity necessary to satisfy the purpose of Ind. Rules of Procedure, Trial Rule 52: to enable this Court to intelligently review the basis for the lower court’s decision. We disagree. This Court has not been hampered in its review of this appeal by the trial court’s findings, which exceed in specificity those approved in Kessler-Allisonville C. L. v. Marion County Bd. of Z. A. (1965), 137 Ind.App. 610, 209 N.E.2d 43. The trial court was not required to make conclusions of law. TR. 52(A); In re Graft (1972), 153 Ind.App. 546, 554, 288 N.E.2d 274, 278, fn. 3. The court did not err.
The trial court erred when it concluded that the Plan Commission acted within its statutory powers when it granted the permit to construct Lakewood Shopping Center. In that respect, the cause is remanded to the trial court with instructions to refer the Lakewood application to the Fort Wayne City Council for its ultimate disposition. In all other respects, the trial court is affirmed.20
GARRARD, P. J., concurs.
HOFFMAN, J., dissents with opinion.