SERVICE AREA - any sewage or water facility either mechanical or structural.

SETBACK AREA - the area to be designated on any plan as separating buildings or groups of buildings and/or the area separating parking areas and loading zones from buildings or groups of buildings. Setback areas also include the area separating a building or a group of buildings or their parking areas from either a collector or secondary road when the separating distance is less than 100 feet from the cartway.

SKETCH PLAN - a plan which includes, but is not limited to, a series of schematic maps or generalized plans of a proposed development for the purpose of allowing informal and non-binding guidance to the developer/applicant from the official review agencies of the Township.

STAGE - an unified portion of a timetable for development of a planned residential development over a period of years.

TOTAL TRACT - an area of land comprised of one or more continuous lots having sufficient dimensions, street frontage and areas to meet the requirements of this Article for the use or uses intended.

TOWNSHIP - Thornbury Township, Delaware County, Pennsylvania.

WATER SUPPLY SYSTEM - either a centralized system which is a development-wide system designed to supply and/or transmit water from common source to residents or a public system serving a portion of a municipality or municipalities administered by a governmental agency, authority or commission.

(Ord. 2-1976, 2/3/1976; as added by Ord. 18-1977, 8/8/1977; as amended by Ord. 31988, 4/27/1988, §502; and by Ord. 5-1998, 7/1/1998, §1)

The Board of Supervisors shall neither consider nor approve an application for a planned residential development classification unless the following conditions are met:

A.The planned residential development consists of a contiguous land tract of at least 100 acres that is zoned Planned Residential Development in accordance with this Chapter. [Ord. 8-1997]

(1) In the event that development of a planned residential development is proposed hereunder concerning any part or portion of a tract zoned PRD-3, less than the entire tract acreage, the minimum part or portion of the tract which may be developed hereunder shall be at least 25 acres. [Ord. 5-1998]

B. The development must be capable of being served by a sanitary sewer system and water supply system.

C. The development must have direct access to major and minor arterial or collector roadways in the Township, as designated in the circulation Section of the Township's Comprehensive Plan.

D. The development must provide no less than 50% of the total tract areas as open space with guaranteed maintenance.

E. The proposed development is found to be consistent with the Comprehensive Plan for Thornbury Township.

F. In addition to meeting the conditions for eligibility, the developer/applicant will be required to submit a sketch plan, herein defined, to the Township Secretary (for distribution to the Planning Commission and the Board of Supervisors) prior to classification of the said property as a planned residential development.

(1) The submission of a sketch plan is essential for the Township's Planning Commission and Board of Supervisors to adequately and appropri- ately respond to the needs, wishes, and desires of the community and to offer informal and non-binding guidance to the prospective developer of a PRD and to ensure compatibility of the proposed development with public safety and the rural setting of the Township.

(2) The sketch plan shall include, but not be limited to, a series of schematic maps or generalized plans of the proposed subdivision (develop- ment) that indicates:

(a) Significant horticultural, historical or physical site characteris- tics, including buildings, streams, stands of trees, swampy or high water table areas, ravines, rocks, etc. This plan also shall designate unsuitable or unbuildable portions of the site, which may include floodplains, wetlands and steep slopes. [Ord. 5-1998]

(b) Topography of the site - where slope of site is less than 5% use 2 foot contours; where greater, use 10 foot intervals.

(c) Existing and proposed storm drainage system and structures, such as swales, culverts, etc.

(d) Proposed method and location of sanitary waste disposal and water supply. [Ord. 5-1988]

(e) Location and use of existing structures on site and on adjacent property within 200 feet of boundaries, with dimensions.

(f) Housing types, densities, location and use of proposed residential units on the site.

(g) Design concepts including architectural renderings of the proposed residential and commercial structures, uses within the development, street, road and highway configurations, vehicular and pedestrian circulation patterns, open space, parking facilities, buildings and any other design component required by the Township that will illustrate the feasibility of the development.

(h) Existing vehicular and pedestrian circulation systems in the immediate areas of the site, as well as those proposed for the development. [Ord. 5-1998]

(i) A key map showing the property in relation to the general area of the community.

(j) The names of the municipality, the county, the owner/applicant, the project, and the person who prepared the sketch plat, date of preparation, north arrow, scale, zoning district where located, and appropriate tax, block, and lot numbers.

G. The sketch plan shall be drawn to a scale of one inch equals 100 feet and of sufficient accuracy to be used for discussion and classification.

H. The applicant shall provide the Board of Supervisors with such additional documentation and information as required to aid them in their consideration of a proposal for eligibility classification of a PRD-3. [Ord. 5-1998]

I. As part of this sketch plan stage, the landowner/applicant, the Board of Supervisors, the Township Planning Commission and the Delaware County Planning Commission may consult informally concerning the proposed planned residential development prior to the filing of an application for preliminary approval, provided that no statement or representation by a member of the official review agency or of the planning agencies may be binding upon the Township.

J. General disapproval of a proposed PRD during a sketch plan review shall not pre-empt a developer from applying for preliminary approval as specified in this Article.

(Ord. 2-1976, 2/3/1976; as added by Ord. 18-1977, 8/8/1977; as amended by Ord. 3-1988, 4/27/1988, §503; by Ord. 8-1997, 10/1/1997, §I, 11; and by Ord. 5-1998, 7/1/1998, §2)

1. Permitted Uses. A planned residential development may include residential uses consisting of single-family detached dwelling units, single-family semi-detached (two family) and attached (townhouse) dwelling units, and/or garden apartments, and, to the extent they are designed and intended primarily to serve the residents of the planned residential development, recreational, commercial and public school uses and service facilities such as sewage treatment and community water supply. In the PRD, a maximum of 10% of the total permitted dwelling units may be garden apartments, a minimum of 50% and maximum of 75% of the permitted units shall be single-family detached, and the remainder shall be in townhouse units or single-family semi- detached units.

A. Upon conditional use application to and approval by the Board of Supervisors, dwelling units in the form of retirement communities and nursing facilities may be substituted in the uses permitted herein. The retirement community and nursing facility shall meet the following standards:

(1) Retirement communities, in addition to the uses defined in §27-2602, above, may include a community center in which any of the following accessory uses may be permitted for the convenience of residents and their guests:

(a) Dining facilities.

(b) Recreational facilities.

(c) Office and retail service facilities, including gift shop, coffee shop, barber, beauty shop, bank and pharmacy, all of which shall be centrally located so as to be reasonably accessible to the residents.

(2) The maximum gross density shall be four dwelling units per acre.

(3) There shall be a minimum of a 100 foot setback from all tract boundaries in which no structure shall be located. The landscaping and buffer provisions under subsection .4.M shall be incorporated within setback areas.

(4) The building height shall be restricted to 35 feet except the Board of Supervisors may, after consideration by the Planning commission at the request of the developer, modify height limitations of a structure to 65 feet where it is demonstrated that the modification is compatible with the intent and purposes of the ordinance and where the sight angle of the building from the centerline of the roadway or the property line or line limiting the retirement and health care facility use upon which the units front or abut will not be greater than the sight angle of that of a building of 35 feet in height at a minimum setback of 100 feet from the roadway or the property line, as measured from the horizontal. Such sight angle and distance shall be that which is approved by the Township Engineer.

(5) Building coverage shall not exceed 40%, and impervious coverage shall not exceed 50%, of the tract area being developed for the retirement community, or the entire tract if the entire tract is being developed for the retirement community.

(6) All other provisions of this Chapter shall apply to retirement communities.

(7) The following provisions shall apply to any nursing facility permitted by this Chapter:

(a) The maximum gross density within a nursing home shall be five dwelling units to the acre. For the purpose of this Article, three beds for patients, residents and/or staff person use provided within the medical facility shall be deemed the equivalent of one dwelling unit:

(b) Nursing facilities shall have off-street parking provided at one space for every four beds.

(c) Nursing facilities shall be set back a minimum of 100 feet from any property line, street line, right-of-way line or line marking the retirement and health care facility use.

(d) All other provisions of this Chapter shall apply to nursing facilities.

2. Density.

A. The maximum allowable average gross residential density for planned residential developments shall be 2.5 dwelling units per acre of land, excluding one-half of the areas designated as floodplain.

B. Commercial development, comprising no more than 2% of the total tract, shall be allowed, at only one location after having been shown by expert analysis that the needs of the resident population of the planned residential development will be adequately addressed by such development. Some suggested commercial uses are convenience stores and retail, professional and personal services.

C. Not less than 50% of the total tract area the planned residential development shall be designated as and devoted to open space. Not more than 50% of floodplain can be included as open space.

(1) Not less than 4% of the total tract shall be designed for active recreation areas to benefit the residents of the planned residential develop- ment. Such recreational areas shall consist of all-purpose playingfields, tennis courts, or the like, and shall be situated on land of less than 6% slope, unless permitted otherwise by the Board of Supervisors.

(2) Any land parcel designated as open space shall have a continuous area of not less than 1 acre, and shall be accessible to all residents of the PRD and/or the Township.

(3) The configuration of any parcel of open space shall provide for a minimum width of 100 feet, with an easement for access of at least 30 feet in width.

(4) Not more than 5% of the total area of designated open space shall be covered by impervious surfaces; and not more than 50% of any individual parcel of open space shall be covered by impervious surfaces.

(5) Open space shall be laid out to the satisfaction of the Board of Supervisors according to sound site design principles providing a maximum of accessibility to the residents of a development area.

(6) The active open space shall be made usable and physically prepared for playgrounds, playing fields and/or other active recreation activities and/or like facilities.

(7) Whenever possible and practical, the open space designated within a development area shall be arranged so as to encompass a single land parcel or minimum number of parcels, linked by a common means of circulation and access; and, it shall be contiguous to the developed area and not separated from it by existing roads unless safe pedestrian access can be demonstrated.

(8) Whenever possible and practical, the designated open space shall be arranged to maintain contiguity with other designated open space areas or similar areas on adjacent lands, either by direct contact or some common means of circulation and access. Where deemed appropriate by the Board of Supervisors, open space areas shall be designed to accommodate pedestrian pathways to be available for general public use, in order to insure the potential for a contiguous open space network throughout the Township.

(9) The open space area shall contain no structure other than structures specifically relating to recreational use and historic buildings and structures.

(10) All designated open space shall be accurately and conspicuously delineated, depicted and otherwise noted on a map of the subject tract and shall be differentiated as to its area and use as active or passive open space.

(11) The open space, where possible, shall be arranged to preserve:

(a) Environmentally sensitive areas and characteristics such as streams, woodlands and wetlands, protection against soil erosion and water contamination and provision for flood and surface water runoff control.

(b) Areas of historical significance.

(12) A program for the ownership of the proposed open space, which will secure proper maintenance and preservation thereof for open space purposes, which program may include, but shall not be limited to, one or more of the following alternatives:

(a) The creation of an organization or organizations comprised of property owners within the PRD which organization meets the requirements of subsection .2 this Section and/or the provisions of the Uniform Planned Community Act, 68 P.S. §5101 et seq., as applicable. Such organizations shall not be dissolved nor shall they dispose of any open space which they may own by sale or otherwise, without first offering to dedicate same to the Township.

(b) Continuing ownership by the original applicant, his successors or assigns.

(c) Dedication of the open space to the Township, upon agreement and acceptance of the Township. [Ord. 5-1998]

3. Residential Design.

A. Architectural Plans. All dwelling units shall be compatibly designed in relation to other units in a building particularly with respect to the use of exterior building materials, roof lines and design, alteration of unit width, front facade setbacks, fenestration and other design elements. Each community shall have a minimum of three harmonious architectural facades. No two adjacent buildings shall have similar architectural facades.

B. Building Offsets. Single-family detached, single-family semi-detached, townhouse and garden apartment structures shall be so arranged as to avoid a continuous linear mass of building frontages. Setbacks shall be varied and multi-dwelling structures, where practicable, shall be offset or skewed in relationship to each other, roadways or parking areas.

(1) Where single-family detached units or single-family semi-detached units are proposed, front building lines for adjacent units shall be varied by a minimum of 4 feet to avoid a linear row development.

(2) In all front elevations of multi-dwelling structures, there shall be no more than two units in any unbroken line. A minimum offset of 4 feet shall be required along the front building line.

C. Building Orientation. No building shall be situated so as to face the rear of any building within the development or adjacent properties unless there is provided a minimum distance of 150 feet between said building or there is an intervening visual, permanent and all season screen, buffer or barrier separating the buildings, and acceptable to the Township.

D. Sheltered Parking. All residential units are to include sheltered parking space(s) attached to or within the structure and providing for a minimum of one vehicle. In addition, all such dwelling units shall include a secure storage area of at least 40 square feet directly accessible from the outside by a door at least 3 feet in width.

E. Private Drives. Where there are adjacent drives servicing two dwelling units, a median strip, with a minimum width of 3 feet, shall be constructed along the center of the driveway and landscaped with low growing evergreen shrubbery. Joint responsibility for the maintenance of the median strip shall remain with the adjacent property owners, and further governed by the by-laws and regulations of the homeowner association.

F. Construction. The construction of all dwelling units shall comply with the requirements of State, County or Township agencies, and in strict accord with BOCA particularly as it concerns itself with the origin and spread of fire.

4. Site Design, Bulk, and Location Standards.

A. General Site Design.

(1) A well planned residential development, integrated with existing social and natural processes, and making efficient use of common services, should be an asset to the community. The site designer and architect, working together, must demonstrate to the satisfaction of the Township Supervisors that they consider both the opportunities provided and the constraints imposed by the existing natural and social features both on and off the site of the proposed development, in the determining site layout (including the selection of areas for open space) and design of structures. Each must consider, for example, the effects of prevailing winds, seasonal temperatures and hours of sunlight in both site design and architecture.

(2) In order to determine which specific area 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 physical and natural features of the site and the Township Comprehensive Plan will be required. The information from this analysis, submitted during the sketch plan, preliminary, and final approval stages, shall include but not be limited to, areas of concern such as hydrology, geology, soils, topography, vegetation and wildlife, green belts, and micro climate.

(3) The Board of Supervisors shall require site planning to be in accordance with the results of such analysis, and may require modifications where, in its opinion, site planning has been insufficiently attentive thereto.

B. Site Design.

(1) All housing shall be designed with regard to the topography and natural features of the site.

(2) All housing shall be sited so as to enhance privacy and ensure natural light for all principal rooms.

(3) Variations in setbacks shall be provided where necessary to create a more pleasing layout.

(4) Housing and other facilities near the periphery of the planned residential development shall be designed so as to be harmonious with neighboring areas.

(5) The maximum height of any structure within the planned residential development shall be limited to 35 feet.

(6) No single-family structure shall be less than 150 feet from tract boundaries except that where the property line abuts an existing Township or State maintained road, no structure shall be less than 110 feet from the centerline of such road. The Board of Supervisors may require that multi- dwelling structure within the planned residential development be located at greater than 150 feet setbacks from tract boundaries in order to protect the neighboring areas. Generally, the greater the bulk of the structure, the greater the setback should be.

(7) There shall be no more than six single-family attached dwelling units in a row, and no structure shall be within 50 feet of any other structure.

(8) The maximum linear frontage of any multi-dwelling structure shall not exceed 160 feet.

(9) Zoning Criteria.

C. Supplemental Nonresidential Facilities. Supplemental facilities for commercial services serving solely the residents of the planned residential development and for recreational purposes may be provided within a planned residential development, based upon the following requirements:

(1) A commercial area and recreational facilities with proper service access within a planned residential development shall be located so as not to interfere with nor create noise and light nuisances for nearby residential areas.

(a) The convenience commercial area shall be located within the PRD's interior so that it shall not visually intrude upon the Township residents who reside outside the PRD tract and so that it shall be intended solely to serve the residents of the said PRD.

(b) All convenience commercial facilities shall be architecturally compatible with residential structures to be erected within the planned residential development.

(c) All such commercial facilities shall have hours of operation and. start no earlier than 7 a.m. and end no later than 10 p.m.

(d) In the convenience commercial area, maintenance, which includes but is not limited to landscape elements, removal of solid waste and litter, and site improvements, shall be the responsibility of the lessees and/or owner of the commercial facilities.

(e) Site design of the convenience commercial area shall be approved by the Planning Commission and the Board of Supervisors in accordance with the design standards for such facilities as contained elsewhere in the municipal ordinances of Thornbury Township.

(2) Refuse stations shall be designed with a suitable visual barrier planting strip and fencing, located where convenient for trash removal, that shall not be offensive to nearby residential areas.

(3) Recreational facilities may be located within required open space areas provided, however, that no building shall be constructed within a floodplain area or within an area having a slope greater than 6%, unless approved otherwise by the Board of Supervisors. Ownership and maintenance thereof shall be in accordance with the subsection on standards for ownership and management of open space herein.

D. Lighting

(1) Street Lighting. All streets and areas of high pedestrian use shall be adequately lighted with location, intensity design and illumination patterns subject to review and approval by the Board of Supervisors.

(2) Lighting for Parking Areas. All offstreet parking areas shall be adequately lighted. All such lighting shall be arranged and designed, to the satisfaction of the Board of Supervisors, to show lighting patterns and intensities so as to direct light away from adjoining residences.

(3) Other Areas Requiring Light. Adequate lighting shall be provided for appropriate outdoor areas used after dark. Appropriate low-intensity lighting fixtures must be provided for walkways, to identify steps, ramps, and signs. Lighting shall be designed and located so as not to shine directly into nearby residences.

(4) Additional Lighting. The Township Supervisors may require lighting in other areas for reasons of public safety.

(5) Lighting Specifications.

(a) Height. Lighting facilities shall be designed and located so as not to shine directly into residential buildings, private yards or pedestrian eye-level, and shall not exceed 15 feet in height.

(b) Intensity.

1) Parking Lots. All parking areas for five or more motor vehicles shall be illuminated with approved exterior lighting standards, with a minimum of 1/2 horizontal foot candles average lighting level at the surface of the lot. The minimum lighting level at any location within the parking area shall be 75% of the average level.

2) Pedestrian Walkways, Sidewalks. All major pedestrian walkways and sidewalks, used by the public after sunset, shall be illuminated with a minimum lighting level of 1/2 horizontal foot candles average at the surface of the walk.

(6) Maintenance of Lighting. Costs of maintenance and illumination of lighting facilities shall be borne by the developer of and/or property owners in the PRD in a similar manner as costs for maintenance of common open space, and/or subject to utility regulations.

E. Signs.

(1) General Provisions. No sign of any description shall be installed, erected, constructed or maintained in such manner as to obstruct any fire escape or any window or door, nor shall any sign be attached in any manner to a floor escape. Every sign constructed or maintained shall be plainly marked with the name of the person, firm or corporation erecting or maintaining such sign. All signs should be constructed to allow for maximum sight distances.

(2) Traffic Safety. No signs shall be erected in the Township that would:

(a) Obstruct the sight distance at an intersection along a public right-of-way.

(b) Would tend by its location, color, shape, message, or nature to be confused with or obstruct the view of traffic signs or traffic signals by motorists or pedestrians.

(c) Use admonitions such as "Stop," "Go," "Slow," "Danger," etc., which might be confused with traffic directional signs.

(d) No sign other than official traffic control devices or street signs shall be erected within, or encroach upon, the right-of-way lines of any street unless specifically authorized by other ordinances or regulations of the Township of Thornbury.

(3) Fire, Safety, Light, and Air. No sign shall be erected or constructed that will violate any of the Township regulations as to health, required light, safety, or air, as defined in the Building Code of the Township of Thornbury.

(4) Maintenance. Whenever a sign becomes structurally unsafe or endangers the safety of the building or endangers the public safety, a Zoning Officer shall order that such sign be made safe or removed. Such order shall be complied within 10 days of the receipt thereof by the person, firm, or corporation owning or using the sign, or the owner of the building or premises on which unsafe sign is affixed or erected. Failure to obey such orders shall be violation of this Article.

(5) Shielding of Signs. Any sign within 100 feet of any residential zoning district which is illuminated shall be shielded in such a manner as to prevent rays of light from being cast on nearby properties or the traveling public.

(6) Movable Signs. No sign or device in the nature of an advertisement or announcement so constructed as to be movable or which shall be placed on a standard sitting upon the ground, shall be placed or permitted to remain on any part of any street, sidewalk, parkway, curb or other public place.

(7) Temporary Signs. Except for temporary real estate signs, a temporary sign shall not remain in place for a period exceeding 6 months.

(8) Signs Which Require Permits. No sign, except those listed in subsection.4.E(8) above shall be erected, constructed, placed or structurally altered without a permit from the Zoning Officer.

(a) Signs in Residential Districts. Only the following types of signs shall be permitted in residential areas of the planned residential development.

1) Signs specified in this Section.

2) Nameplate and Identification Sign. A sign indicating the name/or address of the occupant may be permitted provided that the sign shall be no larger than 2 square feet and situated within the property lines of the subject property.

3) Number of Signs. Unless otherwise specified herein, not more than one such sign shall be placed on any property unless that property fronts on more than one street, in which event not more than one sign may be erected on each street frontage.

(9) Free-standing Signs.

(a) Except for the convenience commercial area, no free-standing or illuminated signs shall be permitted.

(b) Unless otherwise specified not more than one free-standing sign shall be placed on the convenience commercial property unless the property fronts on more than one street, in which event not more than one freestanding sign may be erected on each street frontage.

(c) The free-standing sign shall not exceed a height of 20 feet measured from the ground level to the top of the structure. The bottom edge of the sign shall not be less than 10 feet above ground level. The area of such sign shall not exceed 75 square feet and may be interior lighted with non-glaring lights or may be illuminated by shielded floodlights. As an alternative to the permitted free-standing sign, a ground sign of the same area and lighting, but not exceeding 5 feet in height, may be permitted.

(10) Facade Signs.

(a) Except for the convenience commercial area, no facade sign shall be permitted.

(b) Location. All signs for convenience commercial facilities shall be attached to an exterior wall (not roof) of the structure, and may be mounted either flush thereto or at right angles thereto. Total sign area, including both sides of a sign mounted at right angles to the wall, shall not exceed 20 square feet.

(c) Number of Signs. Unless otherwise specified, not more than one facade sign shall be permitted for each commercial use on any property unless the property fronts on more than one street, in which event not more than one facade sign may be erected for each commercial use on each street frontage.

F. Streets and Sidewalks.

(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 and recreational areas. (Refer to Article 21).

(2) Collector streets shall be so designated and shall have a minimum right-of-way of 60 feet and a minimum cartway of 36 feet. All local and residential streets shall have a minimum right-of-way of 50 feet and a minimum cartway width of 32 feet. The above specifications are contingent upon classification by the approval of the Board of Supervisors. Parking restrictions may apply on roadways with cartway widths of 32 feet or less.

(3) The use of cul-de-sacs shall be minimized.

(4) All cul-de-sacs where future extension is clearly impractical and undesirable shall be limited to a maximum length of 700 feet plus twice the radius of the turnaround. The length of the cul-de-sac shall be measured from the last intersection from which two means of egress to collector or major streets can be effected.

(5) Permanent cul-de-sac roads shall have a turning circle with a minimum radius of 50 feet of paved surface and 60 feet to the edge of the right-of-way and a cartway width of no less than 32 feet.

(6) The maximum number of dwelling units, other than townhouses and apartments, which may be served by a single cul-de-sac road, shall be 16. The maximum number of townhouse and/or apartment units which may be served by a single cul-de-sac road shall be 50. There shall be no more than four driveways on each cul-de-sac circle.

(a) The layout of cul-de-sac driveways and street plantings shall facilitate snow and storage by designating snow accumulation zones free of any obstruction.

(7) Collector streets shall have sidewalks 4 feet wide on both sides, secondary streets and cul-de-sacs shall have sidewalks on one side connecting access areas to open space. For pedestrian convenience, streets with no sidewalks shall be granted level with a grassy strip at curb height. The construction of all streets and sidewalks shall be in accordance with the specifications and regulations established in the Township Subdivision and Land Development Ordinance [Chapter 22], including those provisions relating to bonding such improvements.

(a) Sidewalks and handicapped ramps shall be concrete and shall meet the following specifications:

1) Location. Back edge of sidewalks shall be a minimum of 2 feet from the street right-of-way line.

2) Width. The width of the sidewalk shall be 4 feet and graded 1/4 inch per foot toward the curb line.

3) Depth. The minimum thickness of concrete sidewalks shall be 4 inches except at driveway locations where the minimum concrete thickness shall be 6 inches in all other zones.

(b) Paths and walks on private property or common areas shall be constructed 4 feet to 8 feet wide of concrete, bituminous concrete, flagstone, brick, architectural pavement or similar materials. Where grades are less than 4%, shredded bark, gravel, and other like material can be used. Walks shall be constructed to adequately drain and shall not be used as a drainageway. Such paths and walks shall be designed in a curvilinear manner taking full advantage of scenery, topography, vegetation, natural features and the like.

(8) Traffic control devices such as, but not limited to, pavement markings, additional right-of-way or cartway width, left turn slots, channelization, island dividers, acceleration and deceleration lanes, may be required, if in the judgment of the Township, such traffic control devices are warranted. All required facilities and devices shall be installed and/or constructed by the developer.

(9) Streets curbs shall be required on all streets and parking areas. Curbs shall be installed along both sides of all streets. Curbs shall be either the vertical type or the rolled curb-and-gutter type, except that rolled curbs shall not be used on streets whose grade exceeds 6%, or on any collector or major streets. The transition from one type to another shall be made only at a street intersection, and adequate provision shall be made for driveway entrances.

(10) Street lights shall be located between the sidewalk (if provided) and the street. If there is no sidewalk, street lights shall be located in the same area as if there where sidewalks.

(11) Street signs shall be in conformity with the character, size, and shape provisions of Article 20, as amended.

(12) Street Shade Trees.

(a) Shade trees of acceptable species of canopy trees shall be provided along all streets. (Refer to "Landscaping" in subsection .4.M). One 4 inch caliper tree shall be planted for each 25 foot section of street. This requirement may be met by planting on alternate sides of each street.

(b) Street shade trees shall be no closer than 5 feet from the outside edge of the sidewalk (if provided). If sidewalk is not provided trees shall be located a minimum of 12 feet from the curb.

(c) Tree layout must be compatible with existing and proposed street lighting.

(d) 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 of 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.

G. Parking.

(1) There shall be at least one sheltered (garage) parking space and one off-street parking space per unit.

(2) Off-street parking spaces shall measure a minimum of 9 1/2 feet by 18 feet.

(3) There shall be one offstreet parking space for each 150 square feet of approved commercial space, plus one additional space for every two employees.

(4) All grouped multi-family parking areas shall be a minimum of 50 feet from all single-family structures, access roads and traffic arterials.

(5) Parking areas shall be arranged so as to prevent through traffic to other streets and parking areas.

(6) Parking areas for other than single-family homes shall be adequately screened from adjacent structures, access roads and traffic arteries, by hedges, dense planting, earth berms, changes in grade, or walls.

(7) No more than 15 parking spaces shall be permitted in a continuous row without being interrupted by approved landscaping of adequate width and density.

(8) Landscaping, consisting of a minimum of one 4-inch caliper shade tree (in accordance with subsection.4.M) shall be provided for every eight aggregate parking spaces.

(9) No more than 60 parking spaces shall be accommodated in any single parking area.

(10) Streets, parking and/or loading areas shall be surfaced with an asphaltic or Portland cement pavement.

(11) Recreational and service area facilities shall be commensurate with the estimated traffic expected to be generated by each facility.

(12) No off-street parking area shall be located within any required tract buffer.

(13) No recreational vehicles, boats, trailers, heavy trucks, or similar vehicles shall be stored by residents of a planned residential development except in a covered and enclosed structure.

H. Sanitary Sewer Disposal.

(1) Refer to Chapter 18 of this Code for applicable regulations.

(2) All planned residential developments shall be serviced by central sewage collection, and meet the following requirements:

(a) It shall be in accordance with the applicable sewage facilities plan, or a duly enacted revision or supplement thereto, as set forth in the Rules and Regulations of the Pennsylvania Department of Environmental Protection (PaDEP Regulations, Title 25, Pa.Code, Chapter 71). [Ord. 2-2005]

(b) All requirements of PaDEP shall be complied with, and a permit for the system issued thereby. [Ord. 2-2005]

(3) Ownership and maintenance of all privately owned sewage disposal facilities and stormwater management structures shall be in accordance with ownership and maintenance provisions for common open space.

(4) All sewage collection and treatment facilities, except pumping stations and underground pipes, shall be set back a minimum of 150 feet from the property line of the tract to be developed, shall be buffered from neighboring properties, whether or not developed, with a planting screen, and shall be designed and maintained in a manner where there is no persistent odor therefrom.

(5) The Board of Supervisors may modify the requirements pertaining to central sanitary sewage disposal in the event that the applicant successfully demonstrates that such system would not be feasible, that service by individual on-site septic tank would not constitute a potential hazard to public health and safety and obtains Delaware County Health Department approval for such an on-site treatment system.

I. Water Supply.

(1) All planned residential development shall be serviced by a central water supply system, in accordance with the following requirements:

(a) All requirements for PaDEP, the Delaware County Health Department and the Pennsylvania Public Utilities Commission (PUC) shall be complied with and permits for the water supply system issued thereby and copies of approval for said permits shall be included as documents in the final approval stage.

(b) Ownership and maintenance of such facilities shall be in accordance with ownership and maintenance provisions for common open space

(2) All distribution systems shall be designed to furnish an adequate supply of water to each dwelling unit, with main sizes and fire hydrant locations meeting specifications of the Middle States Department Association of Fire Underwriters.

(3) Refer to §22-701 of the Subdivision and Land Development Ordinance [Chapter 22].

J. Storm Drainage.

(1) Where storm sewers and culverts are required, installations shall be provided to:

(a) Permit unimpeded flow of natural watercourses.

(b) Ensure adequate drainage of all low points along the line of streets.

(c) Intercept stormwater runoff along the streets at intervals related to the extent and grade of the area drained.

(2) Stormwater inlets and culverts shall be required only when the runoff stormwater cannot be satisfactorily handled within the street cartway or when surface water velocities are excessive. Storm drainage is required to drain any roadway exceeding a slope of 6%.

(3) Where existing- storm sewers are reasonably accessible, proposed developments shall be required, if necessary, to connect therewith.

(4) 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 into adjacent developed or undeveloped properties and streets. Neither pipes nor swales shall be directed to discharge concentrated flows at tops of steep slopes (greater than 6%).

(5) 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 run-off that will occur when all the property at a higher elevation in the same watershed is fully developed.

(6) The rate of stormwater runoff from any planned residential development shall not exceed the rate of runoff prior to development.

(7) In addition to detention-retention basins, other techniques for controlling the rate and quantity of stormwater runoff may be utilized.

(8) Where feasible, detention capacity shall be designed with sufficient storage capacity to provide for use as auxiliary water source in event of fire.

(9) Where a development is traversed by a watercourse, drainageway, channel, or stream, there shall be provided a drainage easement conforming substantially with the high water line of such watercourse attributable to a flood of 100-year frequency, in order to preserve the unimpeded flow of natural drainage, and to provide for future possible widening, deepening, relocating, improving or protecting of such drainage facilities. Calculation of the 100-year level by the developer's engineer and any proposed changes in the existing drainageway shall be subject to the approval of the Township Engineer and the Pennsylvania Department of Environmental Protection.

(10) The developer shall submit routing calculations, cross-section drawings and assumptions pertaining to cover, direction of flow, location of recharge structures, timing of recharge, location of retention basins, water levels, and release timing that summarize compliance with the above requirements during the preliminary and final approval stages.

(11) See "Special Requirements," Chapter 9, Article 4, §9-401 of the Township ordinances, for applicable regulations.

(12) All storm drainage design shall be subject to the approval of the Township Engineer.

K. Utilities. All utilities shall be underground unless such placement is deemed not feasible by the Board of Supervisors.

L. Erosion and Sedimentation Control.

(1) All earth-moving activities occurring on the tract shall be conducted in accordance with an erosion and sedimentation strategy. This strategy shall be in the form of a written report and shall accompany the conservation plan erosion and sedimentation control strategy, set forth in §27-2605.7 of this Article, which must be submitted as part of the preliminary and final development plan.

(2) The erosion and sedimentation control strategy shall be in accordance with the following standards:

(a) It shall be prepared by a person duly qualified by education and experience in the techniques and methods of erosion and sedimentation control.

(b) It shall employ the guidelines for minimizing erosion and sedimentation as set forth in the Soil and Erosion Control Manual of the Pennsylvania Department of Environmental Protection prepared by the State Conservation Commission and Bureau of Water Quality Manage- ment and the USDA Soil Conservation Service, as amended. In developing a strategy for the control of erosion and sedimentation, the developer/agent shall meet, as a minimum, the standards and specifications outlined in the aforementioned manual.

(c) Both during and after construction, the clearing of vegetation, earthmoving or other surface disturbance activities, total water-borne sediment leaving the site, and/or entering a watercourse on the site, shall not exceed the amount of sediment which would have naturally left the site prior to surface-disturbing activities, assuming in the case of sites previous tilled that natural conditions are equivalent to meadow.

(3) Periodic inspections of the site during construction may be conducted by the Thornbury Township Supervisors or their representa- tives and any observed violations of this Article shall be cause for immediate issuance of an order to cease construction activity until such conditions are corrected.