Upon granting any appeal or approval, the Floodplain Administrator
shall attach the following technical provisions to the proposal for
which the appeal or approval has been granted. These conditions and
safeguards are designed to help protect the public health, safety,
and welfare of the residents of the Township.
A.
Pertaining to the alteration or relocation of watercourse:
(1)
No encroachment, alteration, or improvement of any kind shall be
made to any watercourse until all adjacent municipalities which may
be affected by such action have been notified by the Township, and
until all required permits or approvals have been first obtained from
the PADEP.
(2)
No encroachment, alteration, or improvement of any kind shall be
made to any watercourse unless it can be shown that the activity will
not reduce or impede the flood-carrying capacity of the watercourse
in any way.
(3)
In addition, the FEMA and Pennsylvania PADCED shall be notified prior
to any alteration or relocation of any watercourse.
B.
The municipality shall require technical or scientific data to be
submitted to FEMA for a Letter of Map Revision (LOMR) within six months
of the completion of any new construction, development, or other activity
resulting in changes in the BFE. A LOMR or Conditional Letter of Map
Revision (CLOMR) is required for:
(1)
Any development within the floodway that causes a rise in the BFE;
or
(2)
Any development occurring in Zones A1-30 and Zone AE without a designated
floodway, which causes a rise in the BFE; or
(3)
Alteration or relocation of a stream (including but not limited to
installing culverts and bridges).
C.
Any new construction, development, subdivision, use or activity allowed
by appeal or approval within any Floodplain Conservation District
shall be undertaken in strict compliance with the provisions contained
in this chapter and any other applicable codes, ordinances and regulations.
In addition, when such development is proposed within the area measured
50 feet landward from the top of bank of any watercourse, a permit
shall be obtained from the PADEP.
A.
Residential structures.
(1)
In AE, A1-30, and AH Zones, any new construction or substantial improvement
shall have the lowest floor (including basement) elevated one foot
or more above the regulatory flood elevation. The design and construction
standards and specifications contained in the 2009 IBC and in the
2009 IRC or the most recent revisions thereof and ASCE 24 and 34 Pa.
Code (Chapters 401 through 405, as amended) shall be used.
(2)
In A Zones, where there are no BFE specified on the FIRM, any new construction or substantial improvement shall have the lowest floor (including basement) elevated one foot or more above the regulatory flood elevation determined in accordance with Subsection § 172-10C of this chapter.
(3)
In AO Zones, any new construction or substantial improvement shall
have the lowest floor (including basement) at or above the highest
adjacent grade at least as high as the depth number specified on the
FIRM.
(4)
The design and construction standards and specifications contained
in the 2009 IBC and in the 2009 IRC or the most recent revisions thereof
and ASCE 24 and 34 Pa. Code (Chapters 401 through 405, as amended)
shall be utilized.
B.
Nonresidential structures.
(1)
In AE, A1-30 and AH Zones, any new construction or substantial improvement
of a nonresidential structure shall have the lowest floor (including
basement) elevated one foot or more above the regulatory flood elevation,
or be designed and constructed so that the space enclosed below the
regulatory flood elevation:
(2)
In A Zones, where no BFE are specified on the FIRM, any new construction or substantial improvement shall have the lowest floor (including basement) elevated one foot above or completely floodproofed up to, or above, the regulatory flood elevation determined in accordance with § 172-10D of this chapter.
(3)
In AO Zones, any new construction or substantial improvement shall
have their lowest floor elevated or completely floodproofed above
the highest adjacent grade to at least as high as the depth number
specified on the FIRM.
(4)
Any nonresidential structure, or part thereof, made watertight below
the regulatory flood elevation shall be floodproofed in accordance
with the WI or W2 space classification standards contained in the
publication entitled "Flood-Proofing Regulations" published by the
United States 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 which states that the proposed
design and methods of construction are in conformance with the above-referenced
standards.
(5)
The design and construction standards and specifications contained
in the 2009 IBC and in the 2009 IRC or the most recent revisions thereof
and ASCE 24 and 34 Pa. Code (Chapters 401 through 405, as amended)
shall be used.
C.
Space below the lowest floor.
(1)
Fully enclosed space below the lowest floor (excluding basement)
which will be used solely for the parking of a vehicle, building access,
or incidental storage in an area other than a basement, shall be designed
and constructed to allow for the automatic entry and exit of floodwaters
for the purpose of equalizing hydrostatic forces on exterior walls.
The term "fully enclosed space" also includes crawl spaces.
(2)
Designs for meeting this requirement must either be certified by
a registered professional engineer or meet or exceed the following
minimum criteria:
(a)
Minimum of two openings having a net total area of not less
than one square inch for every square foot of enclosed space.
(b)
The bottom of all openings shall be no higher than one foot
above grade.
(c)
Openings may be equipped with screens, louvers, etc. or other
coverings or devices provided that they permit the automatic entry
and exit of floodwaters.
D.
Accessory structures.
(1)
Structures accessory to a principal building need not be elevated
or floodproofed, but shall comply, at a minimum, with the following
requirements:
(a)
The structure shall not be designed or used for human habitation,
but shall be limited to the parking of vehicles, or to the storage
of tools, material, and equipment related to the principal use or
activity.
(b)
Floor area shall not exceed 225 square feet.
(c)
The structure shall have a low damage potential, as determined
by the Floodplain Administrator.
(d)
The structure shall be located on the site so as to cause the
least obstruction to the flow of floodwaters.
(e)
Power lines, wiring, and outlets shall be elevated to a minimum
of one foot above the regulatory flood elevation.
(f)
Permanently affixed utility equipment and appliances such as
furnaces, heaters, washers, dryers, etc. are prohibited.
(g)
Sanitary facilities are prohibited unless connected to a public
sewer system.
(h)
The structure shall be adequately anchored to prevent flotation
or movement and shall be designed to automatically provide for the
entry and exit of floodwater for the purpose of equalizing hydrostatic
forces on the walls. Designs for meeting this requirement must either
be certified by a registered professional engineer or meet or exceed
the following minimum criteria:
[1]
There shall be a minimum of two openings having a net total
area of not less than one square inch for every square foot of enclosed
space.
[2]
The bottom of all openings shall be no higher than one foot
above grade.
[3]
Openings may be equipped with screens, louvers, etc. or other
coverings or devices provided that they permit the automatic entry
and exit of floodwaters.
A.
Development which may endanger human life. In accordance with the
Pennsylvania Flood Plain Management Act,[1] and the regulations adopted by the PADCED as required
by the Act, any new or substantially improved structure which will
be used for the production or storage of any of the following dangerous
materials or substances; or will be used for any activity requiring
the maintenance of a supply of more than 55 gallons, or other comparable
volume, of any of the following dangerous materials or substances
on the premises; or will involve the production, storage, or use of
any amount of radioactive substances shall be subject to the provisions
of this section, in addition to all other applicable provisions. The
following list of materials and substances are considered dangerous
to human life:
(1)
Acetone.
(2)
Ammonia.
(3)
Benzene.
(4)
Calcium carbide.
(5)
Carbon disulfide.
(6)
Celluloid.
(7)
Chlorine.
(8)
Hydrochloric acid.
(9)
Hydrocyanic acid.
(10)
Magnesium.
(11)
Nitric acid and oxides of nitrogen.
(12)
Petroleum products (gasoline, fuel oil, etc.).
(13)
Phosphorus.
(14)
Potassium.
(15)
Sodium.
(16)
Sulphur and sulphur products.
(17)
Pesticides (including insecticides, fungicides, and rodenticides).
(18)
Radioactive substances, insofar as such substances are not otherwise
regulated.
[1]
Editor's Note: See 32 P.S. § 679.101 et seq.
B.
Any structure of the kind described in Subsection A, above, shall be prohibited within any floodway area. Where permitted within any identified floodplain area, any new or substantially improved residential structure of the kind described in § 172-25A, above, shall be elevated to remain completely dry up to at least one foot above BFE and built in accordance with §§ 172-23, 172-24 and 172-25.
C.
Within any identified floodplain area, any new or substantially improved structure of the kind described in § 172-25A, above, shall be prohibited within the area measured 50 feet landward from the top-of-bank of any watercourse.
D.
Where permitted within any identified floodplain area, any new or substantially improved nonresidential structure of the kind described in § 172-25A above, shall be built in accordance with §§ 172-23, 172-24 and 172-25, including:
(1)
Elevated, or designed and constructed to remain completely dry up
to at least one foot above; and
(2)
Designed to prevent pollution from the structure or activity during
the course of a base flood.
(3)
Any such structure, or part thereof, that will be built below the
regulatory flood elevation shall be designed and constructed in accordance
with the standards for completely dry floodproofing contained in the
publication "Flood-Proofing Regulations (United States Army Corps
of Engineers, June 1972, as amended March 1992)", or with some other
equivalent watertight standard.
The following minimum standards shall apply for all construction
and development proposed within any Floodplain Conservation District:
A.
Fill. If fill is used, it shall:
(1)
Extend laterally at least 15 feet beyond the building line from all
points;
(2)
Consist of soil or small rock materials only;
(3)
Be compacted to provide the necessary permeability and resistance
to erosion, scouring, or settling;
(4)
Be no steeper than one vertical to two horizontal, feet unless substantiated
data, justifying steeper slopes are submitted to, and approved by
the Township Engineer; and
(5)
Be used to the extent to which it does not adversely affect adjacent
properties.
B.
Drainage facilities. Storm drainage facilities shall be designed
to convey the flow of stormwater runoff in a safe and efficient manner.
The system shall insure proper drainage along streets, and provide
positive drainage away from buildings and shall be subject to review
and approval by the Township Engineer.
C.
Water and sanitary sewer facilities and systems.
(1)
All new or replacement water supply and sanitary sewer facilities
and systems shall be located, designed and constructed to minimize
or eliminate flood damages and the infiltration of floodwaters.
(2)
Sanitary sewer facilities and systems shall be designed to prevent
the discharge of untreated sewage into floodwaters.
(3)
No part of any on-site sewage system shall be located within any
Floodplain Conservation District except in strict compliance with
all state and local regulations for such systems. If any such system
is permitted, it shall be located so as to avoid impairment to it,
or contamination from it, during a flood.
(4)
The design and construction provisions of the UCC and FEMA No. 348,
Protecting Building Utilities From Flood Damages, and The International
Private Sewage Disposal Code shall be utilized.
D.
Other utilities. All other utilities, such as gas lines and electrical
and telephone systems, shall be located, elevated where possible,
and constructed to minimize the chance of damage or impairment during
a flood.
E.
Streets. The finished surface elevation of all new streets shall
be no more than one foot below the regulatory flood elevation.
F.
Storage. All materials that are buoyant, flammable, explosive, or in times of flooding could be injurious to human, animal, or plant life, and not listed in § 172-25A, Development which may endanger human life, shall be stored at or above the regulatory flood elevation and/or floodproofed to the maximum extent possible.
G.
Placement of buildings and structures. All buildings and structures
shall be designed, located, and constructed so as to offer the minimum
obstruction to the flow of water and shall be designed to have a minimum
effect upon the flow and height of floodwater.
H.
Anchoring.
(1)
All buildings and structures shall be firmly anchored in accordance
with accepted engineering practices to prevent flotation, collapse,
or lateral movement.
(2)
All air ducts, large pipes, storage tanks, and other similar objects
or components located below the regulatory flood elevation shall be
securely anchored or affixed to prevent flotation.
I.
Floors, walls and ceilings.
(1)
Wood flooring used at or below the regulatory flood elevation shall
be installed to accommodate a lateral expansion of the flooring, perpendicular
to the flooring grain without causing structural damage to the building.
(2)
Plywood used at or below the regulatory flood elevation shall be
of a marine or water-resistant variety.
(3)
Walls and ceilings at or below the regulatory flood elevation shall
be designed and constructed of materials that are water-resistant
and will withstand inundation.
(4)
Windows, doors, and other components at or below the regulatory flood
elevation shall be made of metal or other water-resistant material.
J.
Paints and adhesives.
(1)
Paints and other finishes used at or below the regulatory flood elevation
shall be of marine or water-resistant quality.
(2)
Adhesives used at or below the regulatory flood elevation shall be
of a marine or water-resistant variety.
(3)
All wooden components shall be finished with a marine or water-resistant
paint or other finishing material.
L.
Equipment. Water heaters, furnaces, air conditioning and ventilating
units, and other electrical, mechanical or utility equipment or apparatus
shall be located at least one foot above the BFE.
M.
Fuel supply systems. All gas and oil supply systems shall be designed
to prevent the infiltration of floodwaters into the system and discharges
from the system into floodwaters. Additional provisions shall be made
for the drainage of these systems in the event that floodwater infiltration
occurs.
N.
Uniform Construction Code (UCC) coordination.
(1)
The standards and specifications contained in 34 Pa. Code (Chapters
401 through 405, as amended) and not limited to the following provisions
shall apply to the above and other sections and subsections of this
chapter, to the extent that they are more restrictive and/or supplement
the requirements of this chapter.
(a)
International Building Code (IBC) 2006 or the latest edition
thereof: Sections 801, 1202, 1403, 1603, 1605, 1612, 3402, and Appendix
G.
(b)
International Residential Building Code (IRC) 2006 or the latest
edition thereof: Sections R104, R105, R109, R323, Appendix AE101,
Appendix E and Appendix J.
