Taylor City Zoning Code
ARTICLE IV
Supplementary Lot, Height and Yard Regulations
§ 180-17 Zone lot regulations.
A.
Existing zone lots of record.
(1)
In any district, a structure may be erected on a nonconforming zone lot of official record at the effective date of this chapter irrespective of its area or width, the owner of which does not own any adjoining property which would create a conforming lot if all or part of said property were combined with the subject zone lot; provided, however, that no lot or lots in single ownership shall hereafter be reduced so as to create one or more nonconforming lots, and provided, further, that on any nonconforming lot no side yard shall be less than 10 feet unless a lesser side yard is permitted in Article III; provided, further, that the rear yard of any such lot shall in no case be less than 20 feet, and the front yard shall be as required in § 180-19B hereof.
(2)
In any R District, the only principal permitted use on a nonconforming lot shall be a single-family dwelling.
B.
Minimum lot sizes where there is no central water or sewer. Unless the regulations of the district in which they are located or other state or local regulations require greater lot areas or lot widths, the following regulations shall apply:
(1)
Lots not serviced with public water or sewer. Lots not served by a public water or sanitary sewer system shall have a minimum width of 100 feet at the building line and a minimum area of 20,000 square feet per dwelling unit.
(2)
Lots not served with public sewer. Lots served by a public water system and an individual on-lot sewage disposal system, such as a septic tank, shall be not less than 75 feet wide at the building line nor less than 10,000 square feet in area per dwelling unit.
C.
Lot frontage. The minimum lot frontage of any lot shall be measured along the minimum building setback line as required for the district where located. The width of any lot in any district, except C and M Districts, shall not be less than 30% of the depth of said lot at the front lot line; provided, however, that no lot need exceed a width of 300 feet.
D.
Corner lots. A clear sight triangle shall be established as set forth in Chapter 157, Subdivision and Land Development; provided, however, that all intersecting public right-of-way lines, no obstructions to vision (other than an existing building, post, column or tree) exceeding 30 inches in height above the established grade of the street at the property line shall be erected or maintained on any lot within the triangle formed by the intersecting public right-of-way and a line drawn between points along such street lot lines not less than 30 feet distant from their points of intersection.
E.
Through lots. Where a single lot under individual ownership extends from a street to an alley, the widest street shall be deemed the street upon which the property fronts and no principal structures and no dwelling shall be erected on the rear of such a lot.
F.
Required area or space cannot be reduced. The area or dimension of any zone lot, yard, parking area or other space shall not be reduced to less than the minimum required by this chapter; and if already less than the minimum required by this chapter, said area or dimension may be continued and shall not be further reduced.
§ 180-18 Height regulations.
B.
Permitted exceptions.
(1)
Height limitations stipulated elsewhere in this chapter shall not apply to open amusement areas, barns, silos, schools, church spires, belfries, cupolas and domes, monuments, water towers, utility poles, chimneys, smoke-stacks, flagpoles, radio and television towers, masts and aerials; or to parapet walls extending not more than four feet above the limiting height of the building.
(2)
Where structures are permitted to exceed 2 1/2 stories or 35 feet, their height may be increased to the height authorized in Article III hereof, only as a special exception in accordance with the provision of § 180-33. Such structures, however, may only be authorized when it can be shown that adequate fire protection will be available, and that such modification shall be approved by the Zoning Hearing Board subject to review by the Borough Planning Commission.
§ 180-19 Yard regulations.
A.
Side yards of corner lots. Any corner lot delineated by subdivision after the adoption of this chapter shall provide a side street setback line which shall not be less than the minimum front yard required on any adjoining lot fronting on a side street; provided, however, that the side street setback line of any corner lot as it existed at the time of adoption of this chapter or any corner lot shown on any subdivision plat which received final approval prior to the 1973 adoption of this chapter shall not be less than 1/2 of the depth of the minimum front yard required on any adjoining lot fronting on a side street; provided, however, that a clear sight triangle shall be maintained as required herein.
B.
Front yard exception. Except on corner lots, when an unimproved lot is situated between two improved lots, each having a principal building within 25 feet of any side lot line of such unimproved lot, the front yard may be reduced to the greatest depth of the front yard of the two adjoining improved lots; provided, however, that when any lot shall front on a right-of-way which is proposed, on the municipality's Official Map, to be widened, the front yard of such lot shall be as required by Article III hereof, and shall be measured from such proposed future right-of-way. In no event, however, shall the front yard be less than 15 feet.
C.
Front yard of corner lot. The front yard of any corner lot shall be established on the wider of the two streets abutting said lot, except when the existing pattern of development is contrary to this requirement as evidenced by more than 50% of the existing structures fronting on the narrower street. The front yard may be established on either of the two abutting streets when they are of equal width.
D.
Projections into required yards. Certain architectural features may project into required yards as follows:
(1)
Cornices, canopies, eaves, and other similar architectural features may project into a side yard a distance of two feet; provided, however, that where a side yard exceeds a width of 12 feet, such extension may be increased by two inches for each one foot by which the yard exceeds a width of 12 feet.
(2)
Fire escapes may project into side and rear yards; provided, however, that projections into side yards shall not exceed four feet six inches.
(3)
Bay windows, balconies, fireplaces, uncovered stairways and necessary landings, and chimneys may project a distance not exceeding four feet, provided that such features do not occupy, in the aggregate, more than 1/3 of the length of the building wall on which they are located.
(4)
Open patios, open decks, or open porches may be located only in rear yards; provided, however, that no such patio, deck, or porch shall be closer to any property line than three feet.
E.
Additional yards required where C and M uses abut R Districts. All uses first permitted in C-1 or less restrictive districts, which abut, at the lot line or on the same street, an R District, shall provide yards, where they abut, in accordance with the yard requirements for such R Districts which they abut, or the yards required for the district where the use is first permitted, whichever is greater.
§ 180-20 Maximum impervious coverage.
Land coverage by principal and accessory buildings or structures and by other impervious surfaces such as asphalt and concrete on each zone lot shall not be greater than is permitted in Article III or other pertinent sections of this chapter which may impose greater restrictions on coverage. Such greater restrictions will apply.
§ 180-21 Number of principal buildings restricted.
There shall be not more than one principal dwelling structure nor more than two accessory structures, including a private garage on each residential zone lot except as otherwise provided herein for dwelling groups, large-scale developments, planned unit developments, and seasonal or transient dwelling facilities.
§ 180-22 Accessory structures.
A.
Maximum permitted height: 1 1/2 stories or 18 feet.
B.
Minimum yard regulations.
(1)
Unattached accessory structures in R Districts. Accessory structures which are not attached to a principal structure may be erected within one of the side yards or within the rear yard, but not in the front yard, in accordance with the following requirements:
(a)
Side yard: same as for principal structure.
(b)
Rear yard: five feet; provided, however that no structure shall be located within a triangle formed by connecting points that are 10 feet distant from the intersection of the rear and side property lines.
[Amended 12-12-2007 by Ord. No. 4-2007]
(c)
Not closer to a principal structure than: 10 feet.
(2)
Attached accessory structures in R Districts. When an accessory structure is attached to the principal building, it shall comply in all respects with the setback requirements of this chapter applicable to the principal building.
(3)
Non-dwelling accessory structures in other districts. Non-dwelling accessory structures shall comply with front and side yard requirements for the principal structure to which they are accessory.
§ 180-23 General landscaping regulations.
A.
Off-street parking and loading areas in C and M zones.
(1)
Location of off-street parking and loading areas. No parking space shall be nearer to any property line or right-of-way line than 10 feet.
(2)
Landscaping off-street parking lots.
(a)
Parking lots should be effectively landscaped with trees and shrubs to reduce the visual impact of glare, headlights, and parking lot lights; to delineate driving lanes; and define rows of parking. Furthermore, parking lots should be adequately landscaped to provide shade in order to reduce the amount of reflected heat and to improve the aesthetics of parking lots. A minimum of 6% of any parking lot facility shall be devoted to landscaping, inclusive of required trees.
(b)
The use of small, ornamental trees in parking lots should be avoided, since these trees will never grow tall enough to provide shade and will block store signs and clear sight triangles. Canopy trees will grow tall enough so that signs can be seen under their branches.
(c)
Except for lots for the display of new and used cars, all parking lots with 30 or more stalls shall be landscaped according to the following regulations:
[Amended 12-12-2007 by Ord. No. 4-2007]
[1]
The ends of all parking rows shall be divided from drives by planting islands.
[2]
Large parking lots shall be divided by planting strips into smaller parking areas of no more than 100 stalls.
[3]
For each row of parking, planting islands shall be a minimum of nine feet by 18 feet in area, underlain by soil (not base course material), mounded at no more than a 4:1 slope, nor less than a 12:1 slope; and shall be protected by curbing or bollards. Each planting island shall contain one shade tree plus shrubs and/or ground cover to cover the entire area.
[4]
All planting strips shall be a minimum of 4.5 feet wide. Strips shall run the length of the parking row, underlain by soil, and shall be mounded at no more than a 4:1 slope, nor less than a 12:1 slope, and shall be protected by curbs, wheel stops, or bollards. Planting strips shall contain plantings of street-type shade trees at intervals of 30 feet to 40 feet, plus shrubs and/or ground cover to cover the entire area at maturity. Where planting strips shall exceed a width of 12 feet, the herein described shrubbery and ground cover requirements may be reduced to lawn grass ground cover.
[5]
Plant materials shall be in accordance with the provisions of § 180-23B(4) hereof.
[6]
All parking areas shall have at least one tree of not less than one-and-one-half-inch caliper for every 10 parking spaces in single bays and one tree of not less than one-and-one-half-inch caliper for every 20 parking spaces in double bays.
(d)
All parking lots shall be screened from public roads and from adjacent properties as required in § 180-23B(2) and (3) hereof.
(e)
Trees that have low-growing branches, gum or moisture that may drop on vehicles, blossoms, thorns, seeds or pods that may clog drainage facilities shall be avoided. Trees may include those referenced in § 180-23A(2) or as recommended by the PA Bureau of Forestry. Trees such as Norway maple and Amur cork trees shall be prohibited.
(f)
Interior landscaping shall not be required for any lots of less than 30 spaces.
(3)
Lighting off-street parking lots.
(a)
For all parking areas, driveways and walkways, all pole-mounted luminaries shall be low-maintenance poles and fixtures; all branch circuiting for lighting shall be installed below grade.
(b)
The placement of light standards shall be coordinated with the landscape plan to avoid a conflict with the effectiveness of light fixtures.
(c)
Lighting shall be directed away from adjacent residential uses and residential zones and shall be shielded from fugitive skyward emissions.
(d)
All applicants shall submit a lumen plan documenting these requirements.
B.
Buffer and screening requirements in commercial, manufacturing and industrial zones.
(1)
All land developments shall provide the following types of buffer/screening treatment that is applicable to the use and the environment of the subject development, as follows:
(a)
Property line buffers that act to integrate new development with its surroundings and to separate incompatible land uses.
(b)
Site element screens that act to minimize or eliminate views to certain site elements located within 100 feet of property lines or road rights-of-way (either public or private).
(2)
Property line and right-of-way line buffer requirements.
(b)
An on-site investigation by the applicant shall determine the adjacent land uses along each property boundary. In the case of vacant land, the existing zoned uses shall be used. The existing or zoned uses shall be noted on the plan. In the case of several permitted uses on a site, the most restrictive requirements shall apply. The municipality shall have final approval of interpretation of land uses or Zoning Map.
(c)
Buffer area location and dimensions.
[1]
A buffer area of not less than 25 feet in width shall be established along all property lines and right-of-way lines unless otherwise specified herein; provided, however, that in C-1 zones, a buffer area shall be not less than five feet and screening may be in the form of a fence, trees, and/or shrubs.
[2]
The buffer area may be included within the front, side, or rear yard setback.
[3]
The buffer area shall be a continuous pervious planting bed consisting of trees and shrubs, grass or ground cover.
[4]
Parking is not permitted in the buffer area.
[5]
Site element screens are permitted in the buffer area.
[6]
Stormwater basins are permitted in the buffer area.
(3)
Site element screens.
(a)
Site element screens shall be required in all proposed land developments around the following site elements:
(b)
Screen location. The site element screen shall be placed between the site element and the property line or right-of-way and shall be designed to block views to the maximum extent possible. The screen shall be located as close as possible to the site element and shall surround the element without impeding function or encroaching on clear sight triangles.
(c)
Screen types. Any of the following types of screens may be utilized in those cases where they will achieve the objective of blocking certain uses from public view.
[1]
Evergreen or deciduous shrubs.
[2]
Double row of evergreen trees.
[3]
Opaque fence. A six-foot opaque fence surrounding the site element on at least three sides; such a fence shall not be subject to the provisions of § 180-24D hereof.
[4]
Architectural extension of the building. An eight-foot minimum height architectural extension of the building (such as a wing wall) shall enclose service or loading docks. The building materials and style of the extension shall be consistent with the main building.
[5]
Berm with ornamental trees. A two- to three-foot-high continuous curvilinear berm with ornamental trees. The maximum slope of the berm shall be 3:1.
[6]
Evergreen hedge.
[7]
Low wall. A wall of brick or stone (not concrete block), at least 50% opaque, not less than three nor more than four feet in height.
(d)
Existing healthy trees, shrubs, or woodlands may be substituted for part or all of the required plant material at the discretion of the governing body. The minimum quantities and/or visual effect of the existing vegetation shall be equal to or exceed that of the required buffer.
(e)
Existing topographic conditions, such as embankments or berms, may be substituted for part or all of the required property line buffers at the discretion of the governing body. The minimum visual effect shall be equal to or exceed that of the required screen.
(f)
The applicant may propose the use of alternative screen types or changes in plant materials or designs which fulfill the intent of this chapter, with the approval of the Planning Commission.
(g)
Plant materials shall meet the specifications of § 180-23B(4) hereof.
(4)
Plant materials.
(a)
General location requirements.
[1]
The location, dimensions, and spacing of required plantings should be adequate for their proper growth and maintenance, taking into account the sizes of such plantings at maturity and their present and future environmental requirements, such as wind, soil, moisture, and sunlight.
[2]
Plantings should be selected and located where they will not contribute to conditions hazardous to public safety. Such locations include, but are not limited to, public street rights-of-way, underground and aboveground utilities, and clear sight triangle areas required for unobstructed views at street intersections.
(b)
Design criteria.
[1]
The required plant material shall be distributed over the entire length and width of the buffer area.
[2]
Buffer plant material may be arranged symmetrically (formal) or asymmetrically (informal) and may be grouped to form plant clusters. However, informal groupings that reflect the natural character of the region are encouraged.
[3]
Plants shall be spaced to provide optimum growing conditions.
[4]
A variety of tree species is required.
(c)
Substitutions. In accordance with the following guidelines, wherever possible, existing vegetation shall be retained and utilized as a buffer or a screen in accordance with the following guidelines:
[1]
Existing healthy trees, shrubs, or woodlands may be substituted for part or all of the required plant material at the discretion of the governing body. The minimum quantities and/or visual effect of the existing vegetation shall be equal to or exceed that of the required buffer.
[2]
Existing topographic conditions, such as embankments or berms, in conjunction with existing vegetation, may be substituted for part or all of the required property line buffers at the discretion of the governing body. The minimum visual effect shall be equal to or exceed that of the required buffer or screen.
(d)
Plant material specifications. The following requirements are minimum standards which shall apply to all plant materials or transplanted trees as required under this chapter; additional plant materials, berms, or architectural elements may be included in the plan at the applicant's discretion.
[1]
All plants shall meet the minimum standards for health, form, and root condition as outlined in the American Association of Nurserymen (AAN) Standards.
[2]
All plant material shall be hardy and within the USDA Hardiness Zone applicable to Lackawanna County, Pennsylvania.
[3]
Canopy trees, sometimes called shade trees, shall reach a minimum height and spread of 30 feet at maturity as determined by the AAN Standards and shall be deciduous. New trees shall have a minimum caliper of 2 1/2 inches at planting.
[4]
Ornamental trees or large shrubs shall reach a typical minimum height of 15 feet at maturity, based on AAN Standards. Trees and shrubs may be deciduous or evergreen and shall have a distinctive ornamental character such as showy flowers, fruit, habit, foliage, or bark. New ornamental trees shall have a minimum height of six feet or one-and-one-half-inch caliper. New large shrubs shall have a minimum height of 2 1/2 to three feet at time of planting.
[5]
Small shrubs may be evergreen or deciduous and shall have a minimum height at maturity of four feet based on AAN Standards. New shrubs shall have a minimum height of 18 inches at time of planting.
[6]
Evergreen trees shall reach a typical minimum height of 20 feet at maturity based on AAN Standards for that species and shall remain evergreen throughout the year. New evergreens shall have a minimum height at planting of six feet.
(e)
Additional plant material guidelines. Plant material features should be:
[1]
Able to thrive in the existing soil or soil that can be amended to reasonable specifications.
[2]
Strong wood, not prone to breakage in wind or ice storms.
[3]
Fruitless or otherwise free of parts that fall and could damage vehicles, clog drains, or make pavement slippery.
[4]
Tolerant to excessive heat, de-icing salt and air pollution.
[5]
Free of unacceptable levels of disease or insect pests, including aphids that coat objects below with sticky "honeydew."
[6]
Fits the site aesthetically and serves an intended function (shade, screen, focal point, etc.).
[7]
Not less than 50% of ground cover shall include organic vegetation such as mulch, grass, and shrubs.
(f)
There shall be evidence of a permanent commitment to maintain landscaped areas in a good, weed-free condition.
§ 180-24 Miscellaneous building regulations.
A.
Uses to be enclosed. All C and M uses, except for off-street parking and loading facilities, service stations, transportation terminals, storage yards, sanitary landfills, junkyards and new and used car lots shall be conducted wholly within a completely enclosed building. In addition, restaurants may provide window service for takeout or for outdoor dining only as a special exception. Outdoor seating, however, shall be only on private property; it shall not be in the public right-of-way, unless the Borough Planning Commission reviews a land development proposal for such a use and determines that it would not interfere with pedestrian circulation. In addition, no part of any outdoor dining facilities shall be nearer to any residential property than 100 feet; and, such dining facilities, where they abut shall be screened from such adjacent residential properties in accordance with the screening requirements of § 180-23B hereof.
B.
Unenclosed C and M uses. Unenclosed C and M uses identified in Subsection A hereof shall be located not less than 100 feet distant from any Residential District except as otherwise provided herein.
C.
Special regulations for housing for the elderly.
(1)
Maximum density. In any R District where housing shall be designed exclusively for occupancy by elderly persons (Note: Persons shall be considered to be elderly who meet the definitions of "elderly" as set forth by the U.S. Department of Housing and Urban Development; in the absence of such standards, however, elderly persons shall be all persons 60 years of age or older.), the minimum lot area required per dwelling unit shall be 1,000 square feet of net land area per dwelling unit.
(2)
Maximum building height. Buildings to be erected for housing for the elderly may be erected to a maximum height of six stories or 70 feet, whichever is less.
(3)
Off-street parking. Accessory off-street parking required to serve housing for the elderly shall be provided in an amount of not less than one space per three "elderly" dwelling units.
D.
Fences.
(1)
Privacy fences.
(a)
In front yard spaces and along all property lines between the front yard setback line and the front yard line, there shall be no solid fence other than shrubs or other similar vegetation; provided, however, that no fence or vegetation shall exceed a height of three feet. Within side yards, and along side yard lot lines, no solid fence or vegetation shall exceed a height of six feet. Within rear yards, between the rear wall of any structure and the rear lot line, no solid fence shall exceed a height of six feet. No such fence shall create a visual obstruction which is in conflict with the requirements of this chapter for a clear sight triangle as specified in § 180-17D hereof. A solid fence shall be any fence where more than 50% of the face of the fence is solid.
(b)
Where this chapter requires a fence to be more than four feet in height, such as §§ 180-23B(3)(c)[3], 180-29E(2), and 180-29G(3)(d), such higher fence shall be provided, but it shall not be a solid fence of more than four feet in height as specified in Subsection D(1)(a) hereof; and, provided further, that no such fence shall create a visual obstruction which is in conflict with the requirements of this chapter for a clear sight triangle as specified in § 180-17D hereof; except as otherwise required in § 180-29E(2).
(c)
Shrubs along side and rear property lines shall be maintained at a height not to exceed four feet.
(d)
Any fence between the facing walls of residential structures shall be 100% open fences such as a cyclone fence; but no such fence shall exceed a height of eight feet.
(3)
Condition of fences. All fences, hedges, walls, and shrubs must be maintained in good condition. When adjoining an R District, no advertising shall be permitted on any side of a fence facing the residential district.
(4)
Installation of fences. When any fence is installed, the supporting posts shall be located on the inside of the fence, facing the property to be fenced; and, the finished side of the fence shall face the adjoining property and/or right-of-way.
(5)
Location of fences. No fence shall be located nearer to a rear property line that abuts a street right-of-way line or an alley right-of-way line than two feet; provided, however, that no fence exceeding 30 inches in height shall be located within a required clear sight triangle in accordance with § 180-17D hereof.
[Added 12-12-2007 by Ord. No. 4-2007]
E.
Enclosure of porches or decks. In any new construction, no porch or deck shall extend into any required yard except open patios and decks as provided under § 180-19D(4). No open patio, deck, or porch which has been constructed within any required yard prior to the date of this chapter shall be enclosed, except as follows:
(1)
On an interior lot where such porch shall be located in a front yard and the enclosure of such porch would be on a property where such enclosure would not extend beyond the front wall of the building or porch of any adjoining property.
(3)
The enclosure of a front porch in a required front yard of either a corner lot or an interior lot shall not be allowed if such property adjoins an undeveloped zone lot in separate ownership.
§ 180-25 Aesthetic considerations.
A.
Orientation of buildings.
(1)
Individual buildings on public rights-of-way. The front facade of a building shall face the road/right-of-way which it abuts; provided, however, that if it is located on a corner parcel, it shall face the widest road; provided, however, that if both roads are of equal or near equal width, it may face on either road, unless the existing pattern of development has predetermined the road that shall be faced; and, provided further that on a corner lot, the structure may be sited at an angle to face the corner.
(2)
Large scale developments with interior circulation. When a development is designed to be served by an interior pedestrian or vehicular circulation system, buildings may face the interior roadways; provided, however, where such an orientation results in the rear or the side(s) of such buildings being within 100 feet of a public right-of-way, then such rear and/or side walls shall be screened from the public right-of-way in accordance with § 180-23B(3).
B.
Aesthetic design standards for commercial and manufacturing uses.
(1)
Aesthetic goals. All development and construction, in the form of buildings, structures or additions and exterior alterations thereto, and other site improvements and alterations, including paving, lighting and landscaping, at or for each site shall be designed and constructed to achieve the following goals:
(a)
To prevent the erection of poorly designed, constructed or proportioned structures, and structures built of improper or unsuitable materials.
(b)
To increase and secure the spectrum of attractive business establishments, improvements and facilities on appropriate locations within building sites.
(c)
To foster a high quality of development to enhance the value of existing development as well as to enhance the attractiveness of vacant land for future development.
(2)
Aesthetic design standards.
(a)
Construction materials. All construction in the form of new buildings or additions and exterior alterations shall be consistent with original construction or of comparable materials to harmonize with the external design, both as to quality of workmanship and materials of existing structures. No new structure shall contain less than 50% external masonry, glass, Dryvit® or similar type of construction materials, except that the facades of manufacturing and warehousing buildings may consist of metal materials. The buildings and structures shall not be of wood-face composition. The fronts of all buildings and structures shall not expose concrete block composition, other than decorative concrete block.
(b)
Waste disposal.
[1]
No lot shall be used as a dumping ground for trash.
[2]
All trash of any nature shall be securely stored in covered sanitary containers. All containers and other equipment, and the areas and enclosures, for the storage and disposal of trash, shall be kept in a clean and sanitary condition.
[3]
All trash shall be properly and securely contained within each site and properly and regularly removed therefrom, and disposed as may be required by state and federal law, regulation and other requirements and standards governing same.
[4]
"Trash" shall mean to include all papers, discards, waste, rubbish, refuse and garbage, of any kind or nature whatsoever, and any malodorous and objectionable materials lying around or stored at each site but not customarily used in its then present condition in the business or activities of the site occupants.
(c)
Mechanical/electrical equipment. All mechanical/electrical equipment not enclosed in a structure or building (e.g., on-grade, rooftop, etc.) shall complement, enhance and be compatible with the design and construction of the buildings and structures on each site. The color scheme of such equipment shall complement and be compatible with the color scheme of the building's exterior.
(d)
Landscaping.
[1]
All terrain, grounds, area left in natural state, or areas not covered by building or paving, shall be landscaped, seeded, and otherwise maintained in a good, clean condition having aesthetic appeal.
[2]
Each site and the landscaped areas shall be kept clean and free of any and all litter, refuse, and papers of any type. No litter, refuse or paper accumulations whatsoever shall occur, be placed on or remain at each site.
[3]
Each site shall be developed, improved, used and maintained to preserve and foster as much of the existing mature natural growth as is practically possible.