1. Residential Structures. Within any identified floodplain area, any new construction or substantial improvement of a residential structure shall have the lowest floor (including basement) elevated up to, or above, the regulatory flood elevation. The design and construction standards and specifications contained in the Thornbury Township Building Code, as amended, shall be utilized.

2. Non-residential Structures.

A. Within any identified floodplain area, any new construction or substantial improvement of a non-residential structure shall have the lowest floor (including basement) elevated up to, or above, the regulatory flood elevation, or be designed and constructed so that the space enclosed by such structure shall remain either completely or essentially dry during any flood up to that height.

B. Any non-residential structure, or part thereof, having a lowest floor which is not elevated to at least 1 1/2 feet above the 100-year flood elevation, shall be floodproofed in a completely or essentially dry manner in accordance with the W1 or W2 space classification standards contained in the publication entitled "Flood- Proofing Regulations" published by the U.S. Army Corps of Engineers (June 1972, as amended March 1992) or with some other equivalent standard. All plans and specifications for such floodproofing shall be accompanied by a statement certified by a registered professional engineer or architect which states that the proposed design and methods of construction are in conformance with the above referenced standards.

C. The design and construction standards and specifications contained in the Thornbury Township Building Code, as amended, shall be utilized.

3. Space below the Lowest Floor.

A. Fully enclosed space below the lowest floor (including basement) is prohibited.

(Ord. 2-1976, 2/3/1976; as added by Ord. 2-2009, 11/18/2009, §II)

Where approved as a special exception or variance by the Zoning Hearing Board, any new construction or substantial improvement of a structure; or placement or substantial improvement of a manufactured home; or placement of a recreational vehicle shall comply with the following standards:

A. All new construction and substantial improvements of residential structures within the Floodplain Conservation District shall have the lowest floor (including basement) elevated to or above the base flood level.

B. All new construction and substantial improvements of non-residential structures within the Floodplain Conservation District shall:

(1) Have the lowest floor (including basement) elevated to or above the base flood level.

(2) Together with attendant utility and sanitary facilities, be designed so that below the base flood level the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy.

C. Where a non-residential structure is intended to be made watertight below the base flood level, under paragraph .B(2), above:

(1) A Pennsylvania registered professional engineer shall develop and/or review the structural design, specifications and plans for the construction and shall certify that the design and methods of construction are in accordance with accepted standards of practice for meeting the applicable provisions of paragraph .B(2).

(2) A record of such certificates which includes the specific elevation (in relation to mean sea level) to which such structures are flood-proofed shall be maintained by the Township.

D. Fully enclosed areas below the lowest floor, in all new construction and substantial improvements, that are useable solely for the parking of vehicles, building access, or storage in an area other than a basement and which are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of flood waters. Designs for complying with this requirement must either be certified by a Pennsylvania registered professional engineer or meet or exceed the following minimum criteria: A minimum of two openings having a total net area of not less than 1 square inch for every square foot of enclosed area subject to flooding shall be provided. The bottom of all openings shall be no higher than 1 foot above grade. Openings may be equipped with screens, louvers, valves, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters.

E. Manufactured homes that are placed or substantially improved within the Floodplain Conservation District on sites: outside of a manufactured home park; in a new manufactured home park; in an expansion to an existing manufactured home park; or in an existing manufactured home park on which a manufactured home has incurred substantial damage as a result of a flood, shall be elevated on a permanent foundation such that the lowest floor is above the base flood elevation and securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement.

F. Manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within the Floodplain Conservation District that are not subject to the provisions of paragraph .E, above, shall be elevated so that either:

(1) The lowest floor of the manufactured home is at or above the base flood elevation.

(2) The manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than 36 inches in height above grade and securely anchored to an adequately anchored foundation system to resist floatation, collapse, and lateral movement.

G. No new construction, substantial improvements, or other development, including fill, shall be permitted in the Floodplain Conservation Zone, unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the water surface elevation of the base flood more than 1 foot at any point within the Township.

H. Recreational vehicles placed on sites within the Floodplain Conservation District shall either:

(1) Be on the site for fewer than 180 consecutive days.

(2) Be fully licensed and ready for highway use.

(3) Have a use and occupancy permit from the Township and comply with the elevation and anchoring requirements for manufactured homes in paragraph .E, above.

(Ord. 2-1976, 2/3/1976; as added by Ord. 2-2009, 11/18/2009, §II)

The Board of Supervisors may, at the recommendation of the Township Engineer, require an applicant for any improvement in the Floodplain Conservation District, whether permitted by right, special exception or variance, to have the floodplain elevation and extent determined by a Pennsylvania registered professional engineer in accordance with the FEMA standard calculation methodologies.

(Ord. 2-1976, 2/3/1976; as added by Ord. 2-2009, 11/18/2009, §II)

In addition to the requirements for any building permit in the Township, an applicant proposing construction in the floodplain shall also provide the following information, as applicable:

A. Brief description of proposed work and estimated cost, including a breakout of the flood-related cost and the market value of the building before the flood damage occurred.

B. If any proposed construction or development is located entirely or partially within any identified floodplain area, applicants for building permits shall provide all the necessary information in sufficient detail and clarity to enable the Township to determine that:

(1) All such proposals are consistent with the need to minimize flood damage and conform with the requirements of this and all other applicable codes and ordinances.

(2) All utilities and facilities, such as sewer, gas, electrical and water systems are located and constructed to minimize or eliminate flood damage.

(3) Adequate drainage is provided so as to reduce exposure to flood hazards.

C. Plans of all proposed buildings, structures and other improvements, drawn at suitable scale, showing the following:

(1) The proposed lowest floor elevation of any proposed building based upon North American Vertical Datum of 1988.

(2) The elevation of the 100-year flood.

(3) If available, information concerning flood depths, pressures, velocities, impact and uplift forces and other factors associated with a 100-year flood.

(4) Detailed information concerning any proposed floodproofing measures.

(5) Such supplemental information as may be required by the Township under the Thornbury Township Building Code.

(Ord. 2-1976, 2/3/1976; as added by Ord. 2-2009, 11/18/2009, §II)

The degree of flood protection required by this Article is considered reasonable for regulatory purposes and is based on scientific study. Larger floods may occur or the flood height may be increased by man-made or natural causes. In such instances, areas within or without the Floodplain Conservation District may be subject to flooding or flood damage. This Article shall not create liability on the part of Thornbury Township or any officer or employee thereof for any flood damage that results from reliance on this Article or any administrative decision made thereunder.

(Ord. 2-1976, 2/3/1976, §1311; as amended by Ord. 2-2009, 11/18/2009, §II)

The provisions of this Article are severable and if any Article, provision, Section, sentence, clause, exception or exemption shall be illegal, invalid or unconstitutional, such illegality, invalidity or unconstitutionality shall not affect or impair any of the remaining parts, provisions, sections, sentences, clauses, exceptions or exemptions of this Article. It is hereby declared to be the intent of the Board of Supervisors that this Article would have been adopted even if such illegal, invalid or unconstitutional part, provision, section, sentence, clause, exception or exemption had not been included herein.

(Ord. 2-1976, 2/3/1976, §1312; as amended by Ord. 2-2009, 11/18/2009, §II)

This Article is designed to reduce flood losses and shall take precedence over any conflicting laws, ordinances, or codes; and, where the provisions of this Article and all standards and specifications adopted under it impose greater restrictions than those of any other ordinance or regulation, the provisions of this Article and its standards and specifications shall be controlling.

(Ord. 2-1976, 2/3/1976, §1313; as amended by Ord. 2-2009, 11/18/2009, §II)

In addition to penalties as are set forth for violations of this Article, in §27-2502 of this Chapter, any development performed in violation of the provisions of this Chapter shall be restored to its previous condition, including the destruction of illegally constructed buildings, replacement of excavated earth, removal of illegally placed fill, and restoration of grades and plantings to the original condition.

(Ord. 2-1976, 2/3/1976, §1314; as amended by Ord. 2-2009, 11/18/2009, §II)

The MHP - Mobile Home Park District is intended to make provision for establishment of mobile home parks, and to provide minimum standards for such use, while also affording alternative development opportunity, in accordance with the regulations of the Limited Industrial District. In addition to the requirements set forth in "Regulation of Mobile Home Parks," Article 11, of the Subdivision and Land Development Ordinance [Chapter 22], the following regulations shall apply:

(Ord. 2-1976, 2/3/1976; as added by Ord. 5-1982, 6/8/1982; as amended by Ord. 5-1998, 7/1/1998, §1)

1. Mobile home

2. Mobile home lot

3. Mobile home park

4. Service or recreational building

(Ord. 2-1976, 2/3/1976; as added by Ord. 5-1982, 6/8/1982; as amended by Ord. 5-1998, 7/1/1998, §1)

No application for approval of a mobile home park shall be considered or approved unless all of the following conditions are met:

A. Minimum Park Area. A mobile home park shall have a gross area of at least 20 contiguous acres of land, all of which shall be located within the Mobile Home Park Zoning District set forth on the Thornbury Township Zoning Map.

B. Site Location. The location of all mobile home parks shall comply with the following minimum requirements:

(1) It shall be free from significant adverse influence by swamps, marshes, garbage, rubbish, effluent, sludge or other waste disposal areas, or potential breeding places for insects or rodents.

(2) It shall not be subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.

C. Site Drainage Requirements. A mobile home park shall contain storm drainage facilities and systems as prescribed in Thornbury Township ordinances.

(Ord. 2-1976, 2/3/1976; as added by Ord. 5-1982, 6/8/1982; as amended by Ord. 5-1998, 7/1/1998, §1)

A.building may be erected, altered or used, and a lot or premises may be used for any of the following purposes and no other:

A. Any use permitted by §27-902, Use Regulations for the LI-Limited Industrial District, in accordance with the regulations contained in Article 9.

B. The following use, when approved by the Board of Supervisors as a conditional use, subject to the standards for review contained in §27-2309 for special exception uses:

(1) A mobile home park in accordance with the regulations contained in this Article inclusive, and in accordance with Article 11, "Regulations of Mobile Home Parks," of the Subdivision and Land Development Ordinance [Chapter 22].

(Ord. 2-1976, 2/3/1976; as added by Ord. 5-1982, 6/8/1982; as amended by Ord. 5-1998, 7/1/1998, §1)

1. Required Lot Area, Setbacks, Buffer Strips and Screening.

A. Each lot shall contain at least 6,000 square feet; the maximum permissible density of mobile homes shall be the ratio of four units to the gross acre.

B. The minimum lot width at the building setback line shall be 45 feet.

C. A minimum aggregate of two side yards of 25 feet shall be required; but in no case shall either side yard be less than 10 feet. For purposes of figuring side yards, expandable sections of mobile homes or enclosed patios are regarded as portions of the mobile home, and the side yard and setback is to be figured from the farthest of such extension.

D. A minimum front yard of 25 feet from the pavement line is required.

E. A minimum rear yard of 10 feet from the rear lot line is required.

F. No mobile home shall be placed closer than 85 feet to a public street right-of-way line or closer than 75 feet from a perimeter boundary.

G. An enclosure of compatible design and material, commonly called skirting, shall be erected around the entire base of each mobile home. Such enclosures shall provide sufficient ventilation to inhibit decay and deterioration of the structure.

H. There shall be a buffer planting strip a minimum of 20 feet in width adjacent to the perimeter boundaries of the mobile home park.

2. Soil and Ground Cover Requirements.

A. Exposed ground surfaces in all parts of every park shall be paved or covered with stone screenings, or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and the emanation of dust during dry weather.

B. Park grounds shall be maintained free of vegetative growth which is poisonous or which may harbor rodents, insects, or other pests harmful to man.

C. No more than 35% of the gross area shall be impervious surfaces.

3. Park Areas for Nonresidential Uses.

A. No part of any park shall be used for nonresidential purposes, except such uses that are required for the direct servicing and well-being of park residents and for the management and maintenance of the park.

B. Nothing contained in this Section shall be deemed as prohibiting the sale of a mobile home located on a mobile home lot and connected to utilities.

4. Park Street System.

A. General Requirements. A safe and convenient vehicular access shall be provided from abutting public streets or roads. All internal streets or roads shall be privately owned and maintained, and shall be constructed in accordance with Thornbury Township specifications.

B. Access. The entrance road, or area, connecting the park with a public street or road, shall have a minimum pavement width of 34 feet.

C. Internal Streets. Surfaced roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements:

(1) A minimum paved cartway width of 26 feet will be required.

(2) Dead-end streets shall be provided at the closed end with a turn- around having an outside roadway diameter of at least 80 feet.

D. Required illumination of Park Street Systems. All parks shall be furnished with lighting units so spaced, and equipped with luminaries placed at such mounting heights, as will provide average levels of illumination for the safe movement of pedestrians and vehicles at night. Lighting shall comply with applicable provisions of the Thornbury Township Code of Ordinances. [Ord. 2-2005]

5. Off-Street Parking Areas. Off-street parking areas shall be provided in mobile home parks for the use of park occupants and guests; such areas shall be furnished at a rate of at least two vehicular parking spaces for each mobile home lot. Each off-street parking space shall contain at least 200 square feet, not including access and driveway areas.

6. Individual Walks. All mobile home lots shall be connected to common walks, or to streets, or to driveways or parking spaces connecting with a paved street. Such individual walks shall have a minimum width of 4 feet.

7. Open Space Requirements. A minimum of 25% of the total site shall be set aside for open space which shall be exclusive of lot and street areas. Open space areas shall be used only as permitted in applicable provisions of the Thornbury Township Code of Ordinances. [Ord. 2-2005]

(Ord. 2-1976, 2/3/1976; as added by Ord. 5-1982, 6/8/1982; as amended by Ord. 5-1998, 7/1/1998, §1; and by Ord. 2-2005, 7/6/2005)