3. Landscape Plan. The landscaping and buffering procedure for planting and maintenance shall be outlined in a written report, which shall be presented to the Planning Commission and submitted for preliminary approval to the Board of Supervisors. All planting shall be accomplished during the first planting season after the rough grading of the site is completed.
4. General Requirements.
A. Existing Buffer. All existing deciduous and coniferous trees larger than two inches in caliper and/or 6 feet in height may be considered to contribute to the definition of an existing buffer on the property. If the amount of existing plant material that size or greater equals any of the above planting requirements for reducing buffer sizes, the equivalent reduction may be taken without additional plant material being required. In all cases, existing plant material of the above caliper and height shall be preserved in any buffer area except where clearance is required to ensure adequate sight distance. Any removal shall, where feasible, involve relocation rather than clearing.
B. The buffer area may overlap the required f'ront, side or rear yards in order to do the proper screening- job. The lot dimensions in this case may be smaller than allowed for that district.
C. All buffer areas shall be maintained and kept clean of all debris, rubbish, weeds and tall grass by the homeowners/condominium association, or other group responsible for management of open space. [Ord. 5-1998]
D. No structure, manufacturing or processing activity or storage of material shall be permitted in the buffer area, unless waived by the Board of Supervisors.
5. Plant Materials.
A. Plant materials shall be permanently maintained and any plant material which does not live shall be replaced within 1 year of installation by the homeowners/condominium association, or other group responsible for management of open space. [Ord. 5-1998]
B. Planting Design. It is encouraged that plant materials in buffer areas be planted in natural clusters that will give privacy but do not block views or vistas. Where external nonresidential uses abut the PRD and where the on-tract commercial site is located, dense visual screening is required.
C. All trees shall be twice transplanted, nursery grown of specimen quality, free of insect pests and disease. They shall be of symmetrical growth or typical of the variety and supplied from sources in the same hardiness zone as the development is located. All plant materials shall conform with horticultural standards established by the American Association of Nurserymen.
6. Conservation of Trees and Natural Features.
A. The development shall be designed and programmed so as to minimize earthmoving, erosion, tree clearance and the destruction of natural amenities.
B. Existing trees shall be preserved wherever possible. The protection of trees of 12-inch caliper or over, and of ornamentals, shall be a factor in determining the location of open space, buildings, underground services, walks, paved areas, playgrounds, parking areas and finished grade levels.
C. Developers shall exercise care to protect remaining trees from damage during construction. The following procedures shall be followed to protect remaining trees:
(1) Where existing ground levels are lowered, a circular retention wall of sufficient size shall be built around the tree to maintain the old soil level. Where existing ground levels are raised, drainage tiles shall be built around the base of the tree. Such well may be left open or can be filled with coarse stones, at least 2 inches. Tiles must be installed in a radiating pattern.
(2) Trees within 25 feet of a building site or bordering entrances or exits to building sites shall be protected by wiring wooden slats or snow fencing around each tree.
(3) No boards or other material shall be nailed to trees during construc- tion.
(4) Heavy equipment operators shall be warned to avoid damaging existing tree trunks and roots. Feeder roots shall not be closer than the tree drip line.
(5) Tree trunks and exposed roots that are damaged during construction shall be protected from further damage by being treated immediately in a suitable manner.
(6) Tree limbs damaged during construction shall be sawed flush to tree trunks and the tree or trunk shall be treated immediately in a suitable manner.
(7) The operation of heavy equipment over root systems of such trees shall be minimized in order to prevent soil compaction.
(8) Nondormant trees shall be given a heavy application of fertilizer to aid in their recovery from possible damage caused by construction operations.
(9) Except for mulched vegetation matter used to prevent soil compaction, construction debris shall not be disposed of near or around the bases of such trees or foundations of houses.
(Ord. 2-1976, 2/3/1976; as added by Ord. 3-1997, 4/16/1997, §3; as amended by Ord. 5-1998, 7/1/1998, §1)
1. Ownership. There shall be a provision which ensures that the open space land shall continue as such and be properly maintained. Any of the following methods may be used, individually or in combination, to preserve, own and maintain open space: Condominium, homeowners association, dedication in fee simple. Such land shall not be eligible for transfer to another party or to be disposed of by sale or otherwise without first being offered to dedicate the same to the public. Such land may be transferred to another method of ownership permitted herein and then only when there is no change in the open space requirements as set forth in this Article. The following specific requirements are to be associated with each of the various methods:
A. Condominium. The open space may be controlled through the use of a condominium agreement. Such agreement shall be in conformance with the Pennsylvania Uniform Planned Community Act, 68 Pa.C.S.A. §5101 et seq. All open space land shall be held as a "common element."
B. Homeowners Association. The open space may be held in common ownership by a homeowners association. This method shall be subject to all of the provisions for homeowners' associations set forth herein.
C. Fee Simple Dedication. The Township may accept any portion or portions of the open space, provided:
(1) Such land is accessible to the residents of the Township.
(2) There is no cost of acquisition (other than costs incidental to the transfer of ownership).
(3) The Township agrees to and has access to maintain such lands.
2. Specific Requirements for Homeowners Association. If a homeowners association is formed, it shall be governed according to the following regulations:
A.The developer shall provide a description of the organization, including its by-laws and methods for maintaining the open space for each property owner.
B. The organization is established by the developer and operated with financing subsidization by the developer, if necessary, before the sale of any lots within the development.
C. Membership in the organization is mandatory for all property owners therein and their successors.
D. The organization shall be responsible for the management of the open space which includes maintenance of insurance and taxes on the open space. [Ord. 5-1998]
E. The members of the organization shall share equitably the costs of maintaining and developing such open space, in accordance with the procedures established herein. [Ord. 5-1998]
(Ord. 2-1976, 2/3/1976; as added by Ord. 3-1997, 4/16/1997, §3; as amended by Ord. 5-1998, 7/1/1998, §1)
Any sign hereafter erected or maintained shall conform with the provisions of this Article and any other ordinance or regulation of the Township of Thornbury relating thereto.
(Ord. 2-1976, 2/3/1976, §1500)
The following types of signs and no other shall be permitted in Residence and Planned Apartment Districts:
A. Official traffic signs.
B. Professional, accessory use, or identification signs indicating the name, profession or activity of the occupant of a dwelling provided that:
(1) The size of any such sign shall not exceed 200 square inches.
(2) Not more than one such sign shall be erected for each permitted use or dwelling unit.
(3) No such sign shall be illuminated except by concealed or indirect lighting attached to the sign itself'.
C. Identification signs for farms or estates, schools, churches, and similar permitted uses other than dwellings, provided that:
(1) The size of any such sign shall not exceed 20 square feet.
(2) Not more than two such signs shall be placed on premises held in single and separate ownership, unless such premises front on more than one street, in which case two such signs may be erected on each street frontage.
(3) No such sign shall be illuminated except by concealed or indirect, non- glare lighting attached to the sign itself.
D. Real estate signs, including:
(1) Signs advertising the sale or rental of premises, provided that:
(a) The size of any such sign shall not exceed 4 square feet.
(b) Not more than two such signs shall be erected for any property held in single and separate ownership.
(c) No such signs shall be illuminated except by concealed or indirect lighting attached to the sign itself.
(2) Signs indicating the location and direction of premises in the process of development, provided that:
(a) The size of any such sign shall not exceed 20 square feet and shall be set back a minimum of 25 feet from the street line.
(b) Not more than two signs shall be erected on each 500 feet of street frontage.
(c) No such sign shall be illuminated.
(d) All such signs shall be removed on completion or when active work on the development ceases.
E. Trespassing sign or sign indicating the private nature of a driveway or premises, provided that the size of any such sign shall not exceed 2 square feet.
F. Temporary signs of mechanics and artisans, provided that:
(1) Such signs shall be erected only on the premises where such work is being performed.
G. Nonconforming signs, provided that:
(1) The total area of all such signs relating to a single use at the effective date of this Chapter, or at the effective date of any amendment of this Chapter by which any sign shall be made nonconforming, shall not be increased.
(2) No such sign shall be changed or replaced in kind outside the limits of this Article.
(Ord. 2-1976, 2/3/1976, §1501)
The following types of signs shall be permitted in commercial, and nonresidential districts:
A. Any sign permitted in Residence District, §27-2002, which relates to a use permitted in the district.
B. Real estate signs advertising the sale or rental of premises, provided that:
(1) The size of any such sign shall not exceed 24 square feet.
(2) Not more than two such signs shall be erected for any property held in single and separate ownership.
C. Business or related signs as follows:
(1) Business or similar signs in conjunction with a permitted use, provided that:
(a) The total area on one side of all signs placed on, or facing any one street frontage of any one premises shall not exceed one square foot for each lineal foot of building frontage, and provided further that, in the case of a lot which is vacant or on which any building is clearly incidental and accessory to the lot, the total area of all signs placed on or facing any one street frontage of any one premises shall not exceed one square foot for each 2 lineal feet of building frontage. In any case, no sign is to exceed 100 square feet in area.
(b) Any sign except a directional sign shall be erected only on the premises on which the use to which the sign relates is conducted.
(c) The area on one side of a directional sign shall not exceed 9 square feet.
(d) The area on one side of any temporary movable sign shall not exceed 12 square feet, and not more than two such signs shall be placed on any 100 feet of street frontage.
(e) The total area of any one free-standing sign shall in no case exceed 50 square feet.
(f) No sign shall project above the parapet or roof of a building. (Ord. 2-1976, 2/3/1976, §1502)
The following restrictions shall apply to all permitted sign uses:
A. No sign shall be placed in such a position that it will cause danger to traffic on a street by obscuring the view.
B. No sign other than signs authorized by this Article shall be erected within the lines of any public street or public sidewalk, or shall be closer to a street line than 10 feet, except for single dwelling real estate signs which may be set closer for proper view from the street line, unless specifically authorized by other ordinances and regulations of Thornbury Township.
C. No stringing of light bulbs, no animated sign, nor signs that revolve, swing, or have movable parts, or have flashing lights or reflectors, shall be permitted after the effective date of this ordinance, and no advertising sign, banner, pennant, valance, spinners or display constructed of cloth, canvas, wall board or other like materials shall be erected, suspended or hung on any property, except as follows. The Zoning Officer may permit the use of any such advertising signs, banners, or displays constructed of cloth, light fabric or other like materials for a period of not more than 30 days in any 1 calendar year, provided that:
(1) No such sign or display shall exceed in size the area permitted for permanent signs as provided for each zoning district; and provided further that no sign shall be placed in such a position that it will cause danger to traffic on a street by obscuring the view; and provided further that no such sign or display shall be permitted within the lines of any public street or public sidewalk, or shall be closer to a curb than 10 feet unless specifically authorized by other ordinances and regulations of Thornbury Township, and provided further that no sign or display shall be permitted to be placed across a public street or highway.
D. No sign shall project over a public sidewalk or street, unless authorized as a special exception by the Zoning Hearing Board.
E. Wall signs shall not project over 12 inches from the face of a building.
F. Each sign must be maintained in good condition and repair. The Township officer designated to periodically inspect signs shall require repair when necessary within a reasonable time, and failure to comply shall be just cause for the Township to remove the sign or take corrective action to insure the maintenance of the public safety.
G. No commercial building including multiple dwellings or apartments in any residential district shall be illuminated on the exterior by flood lighting or spot lighting or similar type lighting.
H. All ground signs shall have an open space of at least 2 feet between the ground and the bottom of the sign, so that this area may be maintained free of weeds and debris.
I. Advertising signs within 400 feet of a public park of 5 acres or more in area and other such parks as the Township Supervisors may designate, shall not be permitted to be located in such a manner as to obscure or detract from the view of such park or scenic area.
J. All signs shall be made a part of the architectural design of a new commercial construction or major alterations of existing buildings. Drawings submitted for sign permits shall show size, location and illumination in detail. No sign shall protrude above the building height as defined in the district.
K. All nonconforming signs at the effective date of this Chapter shall be altered, removed or eliminated within 5 years from the effective date of this Chapter.
(Ord. 2-1976, 2/3/1976, §1503)
