A. 
Site design.
(1) 
All buildings and structures shall be designed with due regard to the topography and natural features of the site. The effects of prevailing winds, seasonal temperatures and hours of sunlight on the physical layout and form of the proposed buildings shall be taken into account.
(2) 
All buildings and structures shall be sited so as to enhance privacy and ensure natural light for all principal rooms.
(3) 
Variations in setbacks shall be provided when necessary to create a more pleasing layout.
(4) 
Buildings, structures and other facilities near the periphery of the planned residential development shall be designed so as to be harmonious with neighboring areas.
(5) 
Planting strip shall be provided along all property lines at the periphery of the development where necessary to protect the privacy of neighboring residents.
(6) 
The natural features of the planned residential development site shall be a major factor in determining the siting of all buildings and structures and the results of the "Natural Features and Open Space Analysis" shall be considered.
(7) 
Conventional siting practices such as building setbacks from streets and minimum distances between buildings should be varied in order to produce attractive and interesting arrangement of buildings.
(8) 
Buildings and structures shall be located and sited so as to promote pedestrian and visual access to common open space wherever possible.
(9) 
Buildings and structures shall be located and arranged so as to promote privacy for residents within the planned residential development and maintain privacy for residents adjacent to the planned residential development. Higher buildings shall be so located within the development so as to have no adverse impact, (e.g., excluding natural light or invasion of privacy) on adjacent lower buildings.
A. 
The Municipal Planning Commission shall have the right to waive or modify the following area and bulk regulations when an applicant can show that such modifications will improve the overall design quality of the project and therefore is in the best interests of the community.
Garden Apartments
Commercial, Townhouses or Quadraplexes
Single-Family Detached or Semi-Detached
Minimum lot area per dwelling unit (square feet)
—
—
8,000
Minimum lot width (feet)
—
22
75 per dwelling unit
Minimum side yard (feet)
50
30
20
Minimum rear yard (feet)
75
30
30
Minimum front yard (feet)
75
30
50
Distance between buildings
See § 307-29B(2)
See § 307-29B(2)
See § 307-29B(2)
Parking area set back from lot line or street ultimate right-of-way (feet)
30
20**
20**
Maximum height
3 stories or 35 feet
3 stories or 35 feet
3 stories or 35 feet
NOTE:
*
Applies to end buildings only.
**
Applies only to parking lots and joint parking areas, not to on-lot parking areas.
B. 
Notwithstanding the provisions of the above requirements, the following shall also apply:
(1) 
The developer should vary architectural treatments within the development, individual apartments and between dwelling units. Variation may include those of exterior elevation, building setbacks, provision of balconies, architectural details, pitch of roof, exterior materials or use of color. Variety and flexibility in design layout and arrangement, of buildings, parking areas, services, recreation areas, common open space and planting that fully considers the particular physical characteristics of the site and natural amenities is highly desired.
(2) 
The horizontal distance between groups of townhouses, quadraplexes or garden apartments shall be:
(a) 
Two times the average height of the two groups of townhouses and garden apartments for front or rear walls facing front or rear walls;
(b) 
One and one-half times the average height for front or rear walls facing side walls; and
(c) 
Equal to the height of the highest building for side walls facing side walls.
(3) 
Access and service shall be provided in the front of each dwelling. Parking may be provided on the lot, as carports, as an integral part of the dwelling or a joint parking facility for a group of dwellings with such deed restrictions as are necessary to determine ownership and maintenance of common parking facilities and methods of assigning charges for maintaining snow removal and repairs.
(4) 
Garden apartment buildings shall not exceed 160 feet in length.
(5) 
The plan submitted shall indicate an area designation for each permitted use and all of the requirements of this chapter for each area so designated shall be met.
(6) 
The minimum width of any side yard abutting a driveway or parking area shall be not less than 30 feet.
(7) 
Party walls and end walls on all townhouses may be continued past the rear wall of the building in the form of a "privacy fence" at a height not to exceed seven feet, for a sufficient distance to provide for a private patio area for each dwelling unit. No more than three continuous townhouses shall have the same front setback and the variations on front setbacks will be at least four feet.
(8) 
No intensive recreational use (e.g., baseball, basketball, tennis, etc.) shall be permitted in common space within 150 feet of any adjacent residential zoning district.
(9) 
The provision of appropriate sites for schools, playgrounds, parks, places of worship and similar public uses must be proportionate to the scale and character of the planned residential development.
A. 
Existing trees shall be preserved wherever possible. The preservation and the protection of trees of four-inch caliper or over shall be a factor in determining the location of open space, buildings, underground services, walks, paved areas, playgrounds, parking areas and finished grade levels.
B. 
The development shall be designed and programmed so as to minimize earthmoving, erosion, tree clearance and the destruction of natural amenities.
C. 
Seeding, sodding and other planting shall be applied to stabilize topsoil on steep slopes.
D. 
Erosion control measures such as minimizing the area of exposed soil, mulching, building silt catchment basins and planting temporary groundcover shall be instituted as necessary. An erosion control plan that will fulfill the requirements of the Pennsylvania Department of Environmental Protection is required.
E. 
Where extensive natural tree cover and vegetation does not exist or cannot be preserved on the planned residential development site, landscaping shall be undertaken in order to enhance the appearance of the planned residential development and screen streets and parking areas and enhance privacy of private dwellings.
A. 
General standards.
(1) 
The street system shall be designed so as to relate harmoniously with land uses and adjacent streets, and to minimize through traffic in residential areas.
(2) 
The street system shall create a separation for automobile and pedestrian traffic through the coordinated design of streets, building locations, common open space areas and pedestrian walkways.
(3) 
The street system shall create efficient and safe connections with the existing road system in order to ensure proper ingress and egress to and from the planned residential development.
(4) 
New local or internal streets shall be so designed as to discourage through traffic, but the developer shall give adequate consideration to provisions for the extension and continuation of arterial and collector streets into and from adjoining properties.
(5) 
Where a development abuts or contains an existing street of improper width or alignment, the Municipal Planning Commission may require the dedication of land sufficient to widen the street or correct the alignment.
B. 
Street widths.
(1) 
The following street rights-of-way and pavement widths shall be used as the strongly preferred street design standards. The Municipal Planning Commission shall have the right to waive or modify these standards when an applicant can show that such modifications will improve the overall design quality of the development and therefore is in the best interest of the community.
Street Type
Required Widths
(in feet)
Local Street
Right-of-way
53
Cartway
33
Collector Street
Right-of-way
60 (a)
Cartway
40 (a)
Arterial Street
Right-of-way
See Note (b)
Cartway
See Note (b)
Permanent Cul-de-Sac Street
Right-of-way
See § 307-31I
Cartway
See § 307-31I
Marginal Access Street (a)
Right-of-way
See Note (c)
Cartway
30
Service Street (a)
Right-of-way
33
Cartway
22
NOTES:
(a)
No on-street parking permitted.
(b)
As specified in the "Official Plans," or as determined after consulting with the Township, the County Planning Commission and the Pennsylvania Department of Transportation.
(c)
Variable, depending on the width of the adjacent right-of-way, but not less than 36 feet.
(2) 
Additional right-of-way and pavement widths may be required by the Municipal Planning Commission or governing body for the purpose of promoting the public safety and convenience or to provide parking in commercial areas and in areas of high density residential development.
C. 
Restriction of access.
(1) 
Whenever a development abuts or contains an existing or proposed street with an ultimate right-of-way of 60 feet or more, the Municipal Planning Commission or the governing body may require restriction of access to said street by:
(a) 
Provision of reverse frontage lots.
(b) 
Provision of service streets along the rear of the abutting lots, together with prohibition of private driveways intersecting the arterial streets.
(c) 
Provision of marginal access streets, provided that the reserve strips establishing such marginal access streets shall be definitely placed within the jurisdiction of the Municipality under an agreement meeting the approval of the Municipality.
(2) 
Except as specified under Subsection C(1)(c) above, reserve strips shall be prohibited.
D. 
Street grades.
(1) 
There shall be a minimum center line grade of 1/2%.
(2) 
Center line grades shall not exceed the following:
(a) 
Local street: 10%.
(b) 
Collector street: 6%.
(c) 
Arterial street: 5%.
(d) 
Street intersection: 5%.
E. 
Horizontal curves.
(1) 
Whenever street lines are deflected, connection shall be made by horizontal curves.
(2) 
To ensure adequate sight distance, minimum center line radii for horizontal curves shall be as follows:
(a) 
Local streets: 150 feet.
(b) 
Collector streets: 300 feet.
(c) 
Arterial streets: 500 feet.
(3) 
A tangent of at least 100 feet shall be introduced between all horizontal curves on collector and arterial streets.
(4) 
To the greatest extent possible, combinations of the minimum radius and maximum grade shall be avoided.
F. 
Vertical curves. At all changes of street grades where the algebraic difference exceeds 1%, the following vertical curves shall be provided:
(1) 
Local streets: 200 feet.
(2) 
Collector streets: 300 feet.
(3) 
Arterial streets: 400 feet.
G. 
Intersections.
(1) 
Streets shall intersect as nearly as possible at right angles, and no street shall intersect another at an angle of less than 60° or more than 120°.
(2) 
No more than two streets shall intersect at the same point.
(3) 
Streets intersecting another street shall either intersect directly opposite to each other or shall be separated by at least 150 feet between center lines measured along the center line of the street being intersected.
(4) 
Intersections shall be approached on all sides by a straight leveling area, the grade of which shall not exceed 5% within 50 feet of the intersection of the nearest right-of-way lines.
(5) 
Intersections with arterial and collector streets shall be located not less than 1,000 feet apart measured from center line to center line along the center line of the arterial and collector street.
(6) 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of:
(a) 
Twenty feet for intersections involving only local streets.
(b) 
Thirty feet for all intersections involving a collector street.
(c) 
Forty feet for all intersections involving an arterial street.
(d) 
Ten feet for all intersections involving only service stations.
(7) 
Street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.
(8) 
Copy of State Highway Permit or letter of approval is required when proposed street intersects with a State Legislative route. Highway permit number shall be shown on the final plan.
H. 
Sight distances at intersections.
(1) 
Clear sight triangles shall be provided at all street intersections. Within such triangles, no vision-obstructing object other than utility poles, streetlights, street signs or traffic signs shall be permitted which obscures vision above the height of two feet and below 10 feet measured from the center line grade of intersecting streets. Such triangles shall be established from a distance of:
(a) 
Seventy-five feet from the point of intersection of the center lines, except that:
(b) 
Clear sight triangles of 100 feet shall be provided for all intersections with collector streets and 150 feet with arterial streets.
(2) 
Wherever a portion of the line of such triangles occurs behind (i.e., from the street) the building reserve (setback) line, such portion shall be shown on the final plan of the subdivision and shall be considered a building setback (reserve) line.
I. 
Cul-de-sac streets.
(1) 
Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.
(2) 
Any temporarily dead ended street shall be provided with a temporary all-weather turnaround, within the subdivision and the use of such turnaround shall be guaranteed to the public until such time as the street is extended.
(3) 
Cul-de-sac streets, permanently designed as such, should typically not exceed 500 feet in length. If exceeded, the applicant must show that a longer cul-de-sac will improve the overall design quality of the development and therefore is in the best interest of the community.
(4) 
Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width.
(5) 
All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a center landscaped island turnaround. The minimum radius to the pavement edge or curbline shall be 60 feet and the minimum radius of the right-of-way line shall be 70 feet. Such landscaped island turnaround shall be considered "common open space" within the meaning of this chapter, and the same shall be maintained in accordance with the provisions of Article VIII of this chapter.
(6) 
Drainage of cul-de-sac streets shall preferably be towards the open end. If drainage is toward the closed end it shall be conducted away in an underground storm sewer.
(7) 
The center line grade on a cul-de-sac street shall not exceed 10%, and the grade of the diameter of the turnaround shall not exceed 5%.
J. 
Street names.
(1) 
Proposed streets which are obviously in alignment with others already existing and named, shall bear the names of the existing streets.
(2) 
In no case shall the name of a proposed street be the same as or similar to an existing street name in the Municipality and in the same postal district, irrespective of the use of the suffix street, road, avenue, boulevard, driveway, place, court, lane, etc.
K. 
Service streets.
(1) 
Service streets may be permitted, provided that the developer produces evidence satisfactory to the Municipal Planning Commission or governing body of the need for such service streets.
(2) 
No part of any dwelling, garage or other structure shall be located within five feet of the right-of-way of a service street.
(3) 
Dead-end service streets shall be avoided, but where this proves impossible, dead-end service streets shall terminate with a paved circular turnaround with a minimum radius to the outer pavement edge (curbline) of 50 feet.
(4) 
Service street intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be rounded as required in § 307-31G(6)(d) and deflections in alignment shall be made by horizontal curves.
L. 
Driveway.
(1) 
Private driveways on corner lots shall be located at least 40 feet from the point of intersection of the nearest street right-of-way lines.
(2) 
In order to provide a safe convenient means of access, grades on private driveways shall not exceed 10% between the street right-of-way and the buildings line. Entrances should be rounded at a minimum radius of five feet, or should have a flare construction that is equivalent to this radius at the point of intersection with the cartway edge (curbline).
M. 
Crosswalks and sidewalks.
(1) 
Crosswalks shall be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities.
(2) 
Such crosswalks shall have an easement of not less than 10 feet and a paved walk of not less than four feet.
(3) 
Arterial or collector streets shall not require sidewalks unless special conditions dictate. All other streets shall have sidewalks when deemed necessary.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A. 
Sanitary sewers shall be designed and constructed in strict accordance with Pennsylvania Department of Environmental Protection standards and Municipal standards. PennDEP permits shall be submitted with the final plan.
B. 
All buildings shall be connected to a public sewage disposal system in operation at the time construction of a principal building is started.
C. 
The proposed method of sanitary sewage disposal shall be in accordance with the Municipality's officially adopted Act 537 Sewage Facilities Plan.
D. 
When in accord with Title 25, Chapter 71, Rules and Regulations of the Pennsylvania Department of Environmental Protection determines the necessity for an Act 537 Sewage Facilities Plan revision or supplement, the procedure set forth in Chapter 71 of those Rules and Regulations shall be followed. The developer shall cause to be made at his sole cost and expense any and all documents and shall further pay any and all fees pertaining to this material.
A. 
Whenever an existing public or approved community water system is geographically and economically accessible to a proposed development, a distribution system shall be designed to furnish an adequate supply of water to each lot, with adequate main sizes and fire hydrants located to meet the specifications of the Municipality. Approval of such system by the appropriate public service or utility company shall be submitted with the final plan. Suitable agreements shall also be established for the design, specifications, construction, ownership and maintenance of such distribution system.
B. 
Where such systems are not accessible, a community water supply system shall be required. A community water supply system shall be approved by the Pennsylvania Department of Environmental Protection, and appropriate measures shall be provided to ensure adequate maintenance. Suitable agreements shall also be established for the construction, ownership and maintenance of such a distribution system.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A. 
A storm runoff and drainage system shall be installed by the developer in accordance with Municipal resolution so as to adequately drain the project site, to adequately dispose of all runoff and drainage away from the project site, and so as not to permit excess flow of water across streets or adjoining properties. Plans for such drainage system shall be submitted and shall be subject to approval by the Engineer in accordance with Municipal storm drainage regulations.[1] Storm sewers, culverts and related installations shall be provided, as necessary, to:
(1) 
Permit unimpeded flow of natural watercourses.
(2) 
Insure adequate drainage of all low points along the line of streets.
(3) 
Intercept stormwater runoff along streets at intervals related to the extent and grade of the area drained.
[1]
Editor's Note: See also Chapter 388, Stormwater Management.
B. 
Storm sewers and related installations shall be required only when the runoff of stormwater cannot be satisfactorily handled within the street cartway and shall be installed by the developer as required pursuant to the terms of § 307-45E hereof.
C. 
Where existing storm sewers are reasonably accessible, proposed developments shall be required, if necessary, to connect therewith.
D. 
In the design of storm drainage facilities, special consideration shall be given to avoidance of problems which may arise from the concentration of stormwater runoff onto adjacent developed or undeveloped properties.
E. 
Storm drainage facilities should be designed not only to handle the anticipated peak discharge from the property being developed, but also the anticipated increase in runoff that will occur when all the property at a higher elevation in the same watershed is fully developed.
F. 
Where a development is traversed by a watercourse, drainage way, channel or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse, drainage way, channel or stream and of such width as will be adequate to preserve the unimpeded flow of natural drainage, or for the purpose of widening, deepening, relocating, improving or protecting such drainage facilities. Any changes in the existing drainage way shall be subject to the approval of the Pennsylvania Department of Environmental Protection, Bureau of Waterways Engineering and Wetlands.
G. 
All streets shall be so designed as to provide for the discharge of surface water from their rights-of-way.
H. 
The slope of the crown on proposed streets shall be not less than 1/8 of an inch per foot and not more than 1/3 of an inch per foot.
I. 
Adequate facilities shall be provided at low points along streets and where necessary to intercept runoff.
A. 
On July 8, 1970, the Pennsylvania Public Utility Commission issued an order requiring all electric distribution lines to be installed underground in residential developments of five or more family units. In compliance with these regulations and with the cooperation of local utility companies, the following procedure will be followed:
(1) 
Upon filing of a tentative plan the developer will forward a copy of all plans to the appropriate utility company. This would apprise the utility company of the proposed project status and indicate that the developer would be contacting them in the near future.
(2) 
Upon receipt and review of tentative plans, the developer is directed to contact the appropriate utility company and secure an approval of plans for the underground electric system. Receipt of a letter from the appropriate utility company indicating receipt of plans will be required prior to Municipal endorsement of any plan for recording. The responsibility for securing this approval and coordinating the plan with the utility company shall be the developer's or his representatives.
B. 
Easements with a minimum width of 20 feet shall be provided for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains and/or other utility lines intended to service the abutting lots. No structures or trees shall be placed within such easements.
C. 
Easements shall be centered on or adjacent to rear or side lot lines.
D. 
There shall be a minimum distance of 25 feet, measured in the shortest distance, between any proposed dwelling unit and any petroleum, petroleum products or gas transmission right-of-way line which traverses the development.
E. 
Developers are urged to avail themselves of the services provided by the various public utility companies in determining the proper locations for utility line easements.
F. 
Petroleum products or gas transmission lines shall be located in a fifty-foot minimum right-of-way, such line to be installed in the center of the right-of-way. The developer shall provide fifty-foot right-of-way for all existing transmission lines within the development.
A. 
Erosion and Sediment Control Measures where required under Title 25, Chapter 102 Rules and Regulations of the Pennsylvania Department of Environmental Protection, shall meet the standards and specifications of the County Conservation District.
B. 
The following guidelines shall be applied as needed in establishing easements as part of erosion and sediment controls:
(1) 
Nothing shall be permitted to be placed, planted, set or put within the area of an easement. The area shall be kept as lawn.
(2) 
Where a planned residential development is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage but not less than 20 feet or as may be required or directed by the Department of Environmental Protection. The developer shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the governing body.
(3) 
Where stormwater or surface water will be gathered within the development and discharged or drained in volume over lands within or beyond the boundaries of the development, the developer shall reserve or obtain easements over all lands affected thereby, which easements shall be adequate for such discharge of drainage and for the carrying off of such water and for the maintenance, repair and reconstruction of the same, including the right of passage over and upon the same by vehicles, machinery and other equipment for such purposes, and which shall be of sufficient width for such passage and work. The developer shall convey, free of charge, or cost, such easements to the Municipality upon demand.
A. 
Off-street parking.
(1) 
Minimum parking requirements. Any building or other structure used (including any existing building or structure within the planned residential development) shall be provided with the following minimum off-street parking (either garage or on-lot) spaces, each of which shall measure 10 feet by 20 feet exclusive of driveways, passageways and maneuvering areas unless the applicant can show that modifying the number and size of off-street parking spaces will improve the overall design quality of the development and is therefore in the best interest of the community, in which case the Municipal Planning Commission shall have the right to waive this section's requirements regarding the number and size of off-street parking spaces.
(a) 
Dwellings: Two parking spaces for each dwelling unit.
(b) 
Eating establishments: One parking space for every four seats, or for each 50 square feet of gross floor area used by the eating establishment, whichever shall require more spaces.
(c) 
Retail stores: One parking space for each 100 square feet of gross retailing floor area.
(d) 
Church, public auditorium, theaters: One parking space for every five seats provided.
(e) 
Offices: One space for each 400 square feet of net rentable floor area.
(f) 
Other uses not specified: The same requirement as for the most similar use listed.
(2) 
Shared parking. One or more parking lots may be designed to service a multiple number of commercial or recreational uses so long as the total requirements shall be equal to the sum of the requirements of the component uses computed separately.
(3) 
Fractional space. When required parking computations result in fractions, any fraction below 1/2 may be disregarded and any fraction over 1/2 shall be construed to require a full space.
(4) 
Location. Required parking shall be provided as follows:
(a) 
All access drives and parking lots shall be at least 15 feet from any building on the lot.
(b) 
Parking areas shall not be designed or located so as to require or encourage cars to back into a public or private street in order to leave the lot.
(c) 
Entrance and exit ways shall have a minimum width of 12 feet for each lane of traffic entering or leaving the site but shall at no time exceed 30 feet in width at the street line.
(d) 
All dead-end parking lots shall be designed to provide sufficient back-up area for the end stalls of the parking area.
(e) 
Evergreen plantings shall be provided of sufficient height and density to screen off-street parking from public street view and from adjoining residential districts. A planting plan specifying type, size and location of existing and proposed planting material shall be submitted with the application for approval.
(f) 
Entrance and exit ways and interior accessways shall be designed so as to prevent the blocking of vehicles entering or leaving the site.
(g) 
No more than 15 contiguous spaces shall be permitted in any continuous row without interruption by landscaping.
(h) 
No more than 60 parking space shall be accommodated in any single parking area.
(i) 
No more than two interconnected parking areas shall be permitted without having direct access to a public street or a private street meeting Municipal street standards.
(j) 
In the case of townhouses, the required front yard shall not be permitted to be used for parking.
(5) 
Paving. All required parking areas and all access drives shall have a macadam or concrete surface.
(6) 
Parking within front yard. Required parking shall be permitted within required front or side yards not withstanding other requirements of this chapter.
(7) 
Services. No repair to or maintenance of vehicles of any kind, except emergency repairs, shall be permitted in any parking facility.
B. 
Off-street truck loading. The Municipal Planning Commission shall have the right to waive or modify the following off-street truck loading standards when an applicant can show that such modifications will improve the overall standard quality of the development and therefore is in the best interest of the community.
(1) 
Required loading spaces. Every building or structure used for commercial purposes shall provide one off-street truck loading space for the first 10,000 square feet or less of gross floor area, plus a minimum of one additional off-street truck loading area for each additional 40,000 square feet of gross floor area.
(2) 
Size of truck loading space. An off-street truck loading space shall have a minimum of 12 feet in width, a minimum of 50 feet in length and a minimum clear height of 14 feet.
Lighting for buildings, accessways and parking areas shall be so arranged as not to be directed toward public streets or cause any annoyance to building occupants or surrounding property owners or residents.
All means of ingress or egress from a planned residential development to any public street or state highway shall be located at an intersection or at least 1,000 feet from any other intersecting street or streets and shall be designed to conduct traffic in a safe manner, except where existing conditions make this requirement impractical and where the applicant can demonstrate that a deviation from this standard is safe. The developer shall be responsible for the purchase and erection of any necessary traffic control devices and the construction of additional acceleration or deceleration lanes as may be required by the Pennsylvania Department of Transportation or by the Municipality.
A. 
Area of sign. The area of a sign shall be construed to include all lettering, wording and accompanying designs and symbols, together with the background, whether open or enclosed, on which they are displayed, but not including any supporting framework and bracing which is incidental to the display itself. Where the sign consists of individual letters or symbols attached to or painted on a surface, the area shall be considered to be the smallest rectangle which can be drawn to encompass all of the letters and symbols.
B. 
Permitted signs. The maximum permitted size of signs and type of signs shall be in accordance with the following regulations:
(1) 
Official traffic or directional signs and other official federal, state, county or local government signs.
(2) 
Signs offering the sale or rental of the premises upon which the sign is erected, provided that the area of any such sign shall not exceed 50 square feet and not more than one such sign shall be placed on the development unless such lot fronts on more than one street, in which case one sign may be erected on each street frontage. No sign shall be erected so as to stand higher than one of the buildings it advertises. No sign shall advertise such real estate for sale or rent for more than 12 months after building construction is completed. Thereafter signs offering the sale or rental of the premises shall be limited to six square feet.
(3) 
Temporary signs of contractors, developers, architects, engineers, buildings and artisans, erected and maintained on the premises where the work is being performed, provided that the area of each such sign shall not exceed 12 square feet, and provided that such sign shall be removed upon completion of the work.
(4) 
Trespassing signs, signs indicating the private nature of a road, driveway or premises, signs controlling fishing or hunting on the premises, provided that the area of any such sign shall not exceed four square feet.
(5) 
Sign, bulletin, announcement board or identification sign for schools, churches, clubs or other principal uses and buildings other than dwellings on the same lot therewith for the purpose of displaying the name of the institution and its activities or services, provided that the area of any such sign shall not exceed 12 square feet and not more than one such sign be erected on any one street frontage.
(6) 
Directional signs, not to exceed two square feet each, erected within the development itself to direct persons to a rental office or sample apartment.
(7) 
Permanent identifying signs for the purpose of indicating the name of the development and for the purpose of identifying the individual buildings within the development. Not more than one sign for each entrance to the project from a public street to identify the name of the project shall be permitted and no such sign shall exceed 10 square feet in size. Signs to identify the individual buildings within the project shall not exceed six square feet in size.
C. 
Supplemental sign regulations.
(1) 
Projection. No sign shall project more than 12 inches from the building facade to which it is attached. No freestanding sign may project beyond the lot line or beyond a street right-of-way.
(2) 
Height. No sign that is a part of or is supported by a building shall be erected upon the roof of such building, nor shall such sign extend above the height of the building. Freestanding signs shall be subject to the height requirements of this chapter.
(3) 
Clearance. No sign structure erected directly upon the ground shall have less than three feet of clear space between such sign and the ground; however, necessary supports may extend through such open space.
(4) 
Illumination. Signs may be lighted with nonglaring lights, or may be illuminated by shielded floodlights provided, however, that no red, green or amber lights shall be permitted and provided that lighting is screened from adjacent properties. No lights of intermittent, flashing, animated or rotating types shall be permitted.
(5) 
Placement. No signs shall be permitted which are posted, stapled or otherwise permanently attached to public utility poles or trees within a street right-of-way. No portion of any freestanding sign shall be located within five feet of any side lot line.
(6) 
Construction. All signs, except temporary signs, shall be constructed of durable material and kept in good condition and repair.
A. 
In order to determine which specific areas of the total planned residential development site are best suited for high density development, which areas are best suited for lower density development, and which areas should be preserved in their natural state as open space areas, a thorough analysis of the natural features of the site will be required. The following subject categories must be included in this analysis:
(1) 
Hydrology. Analysis of natural drainage patterns and water swales, ponds or lakes, wetlands, floodplain areas, permanent high water table areas and seasonal high water table areas throughout the site.
(2) 
Geology. Analysis of characteristics of rock formation underlying the site including defining aquifers (particularly those locally subject to pollution), shallow bedrock areas, areas in which rock formations are unstable and sinkholes.
(3) 
Soils. Analysis of types of soils present in the site area including delineation of aquifer recharge soil areas, unstable soils, soils most susceptible to erosion and soils unsuitable for urban development. The analysis of soils will be based on the County Soil Survey of the U.S. Natural Resources Conservation Service and where necessary on-site exploration of the soils will be required.
(4) 
Topography. Analysis of terrain of site including mapping of elevation and delineation of slope areas over 20%, between 10% and 20%, and under 10%.
(5) 
Micro-climate. Analysis of seasonal temperatures, seasonal precipitation, seasonal prevailing winds and daily hours of sunlight in specific areas of the planned residential development site.
B. 
The location, shape, size and character of the common open space shall be provided in a manner consistent with the conservation of natural resources and the creative use of land to obtain a living environment of stable character, with natural feature constraints determined through the Natural Features Analysis outlined above.
C. 
The uses authorized for the common open space must be appropriate to the scale and character of the planned development, considering its natural features, size, land use intensity, potential population and the number and types of dwelling units to be developed. Whenever possible, common open space shall be designed as a contiguous area interspersed with residential areas with pedestrian and visual access available to all residents of the planned residential development.
D. 
Significant natural features such as woodland areas, large trees, natural watercourses and bodies of water, rock outcroppings and scenic views shall be incorporated into common open space areas whenever possible. However, development of the planned residential development must be planned so as to coordinate the establishment of common open space areas, active recreation facilities and the construction of buildings and structures.
A. 
Fences, walls, hedges and trees. Except as required by other provisions of this chapter, fences, walls and hedges may be permitted in any yard provided that no fence, wall or hedge within a required front yard shall be over 36 inches in height, however, ornamental fences exceeding 36 inches shall be permitted provided that said fence contains an open area of not less than 75%.
B. 
Exceptions to height regulations. The height limitations contained herein do not apply to spires, cupolas, antennas, water tanks, ventilators, chimneys, television or radio towers or other similar appurtenances usually required to be placed above the roof level and not intended for human occupancy.
C. 
Corner lot restriction. On corner lots there shall be provided on each side thereof adjacent to a street a yard equal in depth to the required front yard.
D. 
Projections into yards. The following projections shall be permitted into required yards and shall not be considered in the determination of yard size or lot coverage.
(1) 
Terraces or patios, provided that such terraces or patios are unroofed or otherwise enclosed and are not closer than five feet to any adjacent lot line.
(2) 
Projecting architectural features. Bay windows, cornices, eaves, fireplaces, chimneys, window sills or other architectural features, provided that any single feature does not exceed five square feet in external area.
(3) 
Uncovered stairs and landings, provided such stairs or landings do not exceed three feet six inches in height.
(4) 
Open balconies provided such balconies are not supported on the ground and do not project more than five feet into any yard nor closer than three feet to any adjacent lot line.
(5) 
Window or central air conditioning units, barbecue grills, fireplaces or unroofed recreational facilities.