[Ord. No. 2020-01, 1/6/2020]
A. 
All significant natural amenities shall be considered and respected in the design, and construction, of any use.
B. 
All uses shall provide for maximum reasonable conservation of natural drainage patterns, wetlands, ponds, streams, natural topography, substantial woodlands of mature, healthy trees and large areas of boulders, rock outcrops, cliff faces and quarries, and notable views of the surrounding area.
C. 
A use shall not occur in such a way that can be clearly shown on the basis of accepted engineering and environmental standards and practices to be clearly a serious potential hazard to the public health and safety.
D. 
The natural constraints on a given property shall be identified and deducted from the entire parcel in both conventional and conservation design subdivisions. The same calculation shall be applied to individual lots. Both the entire parcel and the individual lots will have an adjusted tract area. The adjusted tract area equals the gross area of the entire parcel or the individual lots minus the constrained land. The maximum number of permitted dwelling units shall be determined by multiplying the adjusted tract area by the density factor.
(1) 
Constrained Land. Where more than one type of constrained land overlaps, the constrained land with the higher percentage deduction shall apply. Constrained land equals the sum of the six elements listed below:
Table 1501-1
Constraint
Percentage of Constrained Area to be deducted (multiplier)
1
Wetlands
75% (0.75)
2
Floodway
100% (1.0)
3
Floodplain
75% (0.75)
4
Rock outcrops, cliff and quarry face greater than 1,000 square feet in area
75% (0.75)
5
Steep slopes (greater than 25%)
75% (0.75)
6
Steep slopes (12% to 25%)
50% (0.50)
(2) 
Adjusted Tract Area (ATA): The adjusted tract area (ATA) shall equal the gross tract area minus the constrained lands as determined in the table above.
(3) 
Base Density. The maximum number of permitted dwelling units (base density) shall equal the adjusted tract area (ATA) multiplied by the density factor. The density factor is the minimum lot size of the underlying zoning district expressed as dwelling units per acre.
[Ord. No. 2020-01, 1/6/2020]
Each landowner shall be responsible to ensure that no land, building, or structure shall be used or occupied in any manner that creates or maintains any of the following uses, activities, or conditions:
A. 
Communicable disease hazards, including activities that encourage the feeding, nesting or breeding of disease-prone or disease-carrying insects and rodents ("vectors").
B. 
Physically dangerous conditions, especially creation of hazards that would be inviting and/or easily accessible by small children ("attractive nuisance").
C. 
Prevent a neighboring landowner of ordinary sensibilities from making reasonable use of or enjoying their property, including excessive noise at unreasonable times or durations.
D. 
Significant hazard or risk to the public health and safety because of serious explosive, fire, biological, biogenetic, or toxic substance hazards.
E. 
Threaten or cause serious pollution to the land, air, or surface ground waters. See also § 27-1509, pertaining to storage of explosive and hazardous substances.
[Ord. No. 2020-01, 1/6/2020]
[Slopes in Excess of 12% (Twelve-foot vertical distance over 100-foot horizontal distance)]. Steep slope distance limits shall be applicable to all land uses.
A. 
Site Plan: When Required. If the proposed site for a nonagricultural use includes land shown on the Official Zoning Map or otherwise indicated as having an average slope of greater than 12%, the Zoning Officer shall require the applicant to submit a site plan.
B. 
Site Plan: Content and Scope.
(1) 
The required site plan shall include contours at two-foot vertical intervals (or another interval preapproved by the Zoning Officer or Township Engineer), with all areas of slope between 12% and 25% and greater than 25% separately identified and depicted.
(2) 
The Zoning Officer may require the site plan to be prepared by a professional surveyor, professional engineer, or landscape architect. This site plan shall also show substantial areas and types of vegetation.
(3) 
In conventional subdivisions lots consisting of more than three acres, only contours for that portion of the lands being considered for any disturbance of soil shall be required to be shown on the site plan.
C. 
Slopes from 12% to 25%. In conventional subdivisions, if a proposed building or driveway location, and any areas within 25 feet of the proposed building and driveway location, are within an area with an average slope of greater than 12% and less than 25%, then the following special minimum lot size regulations shall apply, wherever they would be more restrictive than the otherwise applicable lot size regulations:
(1) 
Residential uses: minimum lot area of three acres per dwelling unit;
(2) 
Commercial, institutional, or industrial use: minimum lot size of three acres per principal use. Disturbance of natural vegetation and soil is limited to not more than 20% of the lot area.
D. 
Slope 25% or Over. In conventional subdivisions if a proposed building location and driveway, or any areas within 25 feet of the proposed building and driveway location, are within an area with an average slope of 25% or greater, the following special minimum lot size regulations shall apply, wherever they would be more restrictive than the otherwise applicable lot size regulations:
(1) 
Residential uses: minimum lot area of five acres per dwelling unit;
(2) 
Commercial, institutional, or industrial use: minimum lot size of five acres per principal use. Disturbance of natural vegetation and soil is limited to 10% of the lot area.
E. 
Streets and Driveways. See applicable slope standards in the Township Subdivision and Land Development Ordinance.[1]
[1]
Editor's Note: See Ch. 22, Subdivision and Land Development.
F. 
Erosion. In all areas of slope greater than 12%, additional care shall be used in construction, beyond what is normally required, to manage stormwater runoff and to prevent soil erosion and sedimentation. The Zoning Officer may require that the site plan and a soil conservation and erosion and sedimentation control plan be submitted to the County Conservation District and/or to the Township Engineer for a review and comment, and the applicant shall comply with any such comments.
G. 
Grading. See § 27-1508, pertaining to filling, excavation, and grading, for grading controls. No grading shall occur in such a way that would circumvent the requirements of this chapter. These steep slope requirements shall apply on the basis of the slope of land at the time of the adoption of this chapter.
H. 
Man-Made Slopes Excluded. This section shall not apply to steep slopes that are man-made and were not naturally occurring steep slopes.
[Ord. No. 2020-01, 1/6/2020]
A. 
If it reasonably appears to the Zoning Officer or Township Engineer that a portion of a site would meet one or more of the state or federal definitions of a "wetland," then the Zoning Officer shall require the applicant to provide to the Zoning Officer a study by a qualified wetlands professional determining whether and where such wetlands exist.
B. 
All applicants are hereby put on notice that federal and/or state regulations may require a property owner to demolish newly constructed buildings and to remove all fill, if land meeting a definition of "wetland" is altered without proper permits.
C. 
All permits issued by the Township are issued on and subject to the condition that the applicant is solely responsible for and shall strictly comply with all applicable federal and state wetlands regulations.
[Ord. No. 2020-01, 1/6/2020]
A. 
Intent. To protect all characteristics and parameters of the water quality of surface waters in the Township, to preserve physical access to surface waters in case of future public acquisition, to minimize the effects of soil erosion and sedimentation of or in surface waters, to preserve the natural stormwater drainage system of the area, and to conserve sensitive wildlife and aquatic habitats. The areas within these setbacks may be included or overlap with the required yard areas for a use, subject to the restrictions and regulations of this section and this chapter.
B. 
Setback Distance From Watercourse, Stream, or Wetland. No new structure, impervious surface, off-street parking, commercial or industrial storage or display area, or earth disturbance shall be located less than 100 feet from the top edge of any portion of the closest bank of a watercourse, stream, or wetland. If the river, watercourse, stream, or wetland is classified as HQ or EV, the setback shall be an additional 50 feet (150 feet total). This setback shall be known as and may by referred to as a "riparian buffer." Refer to the Township's identified floodplain area as defined by § 27-1507C for wider areas that are regulated under Floodplain Area Regulations, § 27-1507, hereof. The exact location of the top edge of the bank shall be determined by the Township Engineer.
C. 
Principal structures and areas of impervious coverage, including off-street parking, or commercial or industrial storage or display areas, shall be set back a further 25 feet from the outer edge of the riparian buffer.
D. 
Where vegetation does not presently exist within the riparian buffer setback required by this section, the buffer may be managed and used through a "no mow" area where native vegetation is able to establish and naturally succeed itself.
E. 
Exemption. The setbacks of this section shall not apply to public or private utility lines and facilities, recreational trails and facilities, driveway and roadway crossings including their bridges, culverts, and their embankments, piers, headwalls, and wing walls, utility crossings, or stormwater conveyance management and discharge facilities, including, infiltration, detention and retention basins.
[Ord. No. 2020-01, 1/6/2020]
A. 
Definition. "Alluvial soils" shall mean areas designated as such by the most recent Soil Survey of Northampton County by the U.S. Soil Conservation Service.
B. 
Applicability of Floodplain Ordinance. If construction, grading, or any land development or subdivision is proposed within alluvial soils along a segment of a creek or major drainage swale that has not been included in the federal 100-year floodplain study, then the applicant shall perform and complete a floodplain study to determine the extent of the 100-year floodplain at the site or property.
C. 
Study. The floodplain study shall be performed in accordance with federal floodplain methodology and to federal floodplain standards by a person who is clearly qualified and credentialed in floodplain studies. The entire cost of the study and any review by the Township Engineer shall be borne by the applicant.
D. 
Effect. Within any area determined to be within the 100-year floodplain, the floodplain area regulations of this chapter shall apply.
E. 
Option. In the alternative, the applicant may choose not to have a floodplain study performed. In such event, the alluvial soils areas along the unstudied watercourse segments shall be required to meet the same requirements as the 100-year floodplain.
[Ord. No. 2020-01, 1/6/2020]
A. 
General Provisions.
(1) 
Intent. The intent of this chapter is to:
(a) 
Promote the general health, welfare, and safety of the community.
(b) 
Encourage the utilization of appropriate construction practices in order to prevent or minimize flood damage in the future.
(c) 
Minimize danger to public health by protecting water supply and natural drainage.
(d) 
Reduce financial burdens imposed on the community, its governmental units, and its residents, by preventing excessive development in areas subject to flooding.
(e) 
Comply with federal and state floodplain management requirements.
(2) 
Applicability:
(a) 
It shall be unlawful for any person, partnership, business or corporation to undertake, or cause to be undertaken, any construction or development anywhere within Williams Township unless a building permit has been obtained from the Floodplain Administrator.
(b) 
A permit shall not be required for minor repairs to existing buildings or structures.
(3) 
Abrogation and Greater Restrictions. This chapter supersedes any other conflicting provisions which may be in effect in identified floodplain areas. However, any other ordinance provisions shall remain in full force and effect to the extent that those provisions are more restrictive. If there is any conflict between any of the provisions for this chapter, the more restrictive shall apply.
(4) 
Severability. If any section, subsection, paragraph, sentence, clause, or phrase of this chapter shall be declared invalid for any reason whatsoever, such a decision shall not affect the remaining portions of the Ordinance, which shall remain in full force and effect, and for this purpose the provisions of this chapter are hereby declared to be severable.
(5) 
Warning and Disclaimer of Liability.
(a) 
The degree of flood protection sought by the provisions of this chapter is considered reasonable for regulatory purposes and is based on accepted engineering methods of study. Larger floods may occur; flood heights may be increased by man-made or natural causes, such as ice jams and bridge openings restricted by debris. This chapter does not imply that areas outside any identified floodplain areas, or that land used permitted within such areas, will be free from flooding or flood damages.
(b) 
This chapter shall not create liability on the part of the Township or any officer or employee thereof for any flood damages that result from reliance on this chapter or any administrative decision lawfully made thereunder.
B. 
Administration.
(1) 
Designation of the Floodplain Administrator. The Zoning Officer within the Zoning Department is hereby appointed to administer and enforce this chapter and is referred to herein as the Floodplain Administrator. The Zoning Officer shall have the responsibility, authority and means to implement the commitments made. The Zoning Officer shall be responsible to submit a report to FEMA concerning the Township participation in the program. These responsibilities and duties can then be delegated from the Zoning Officer. However, the ultimate responsibility lies with the Zoning Officer who is identified as the Floodplain Administrator.
(2) 
Permits Required. A permit shall be required before any construction or development is undertaken within any area of the Township.
(3) 
Duties and Responsibilities of the Floodplain Administrator.
(a) 
The Floodplain Administrator shall issue a building permit only after it has been determined that that proposed work to be undertaken will be in conformance with the requirements of this and all other applicable codes or ordinances.
(b) 
Prior to the issuance of any building permit, the Floodplain Administrator shall review the application for the permit to determine if all other necessary government permits required by state and federal laws have been obtained, such as those required by the Pennsylvania Sewage Facilities Act (Act 1966-537, as amended); the Pennsylvania Dam Safety and Encroachments Act (Act 1978-325, as amended); the Pennsylvania Clean Streams Act (Act 1937-394, as amended); and the U.S. Clean Water Act, Section 404, 33 U.S.C. § 1344. No permit shall be issued until this determination has been made.
(c) 
In the case of existing structures, prior to the issuance of any development/permit, the Floodplain Administrator shall review the history of repairs to the subject building, so that any repetitive loss issues can be addressed before the permit is issued.
(d) 
During the construction period, the Floodplain Administrator or other authorized official shall inspect the premises to determine that the work is progressing in compliance with the information provided on the permit application and with all applicable municipal laws and ordinances. He/she shall make as many inspections during and upon completion of the work as are necessary.
(e) 
In the discharge of his/her duties, the Floodplain Administrator shall have the authority to enter any building, structure, premises or development in the identified floodplain area, upon presentation of proper credentials, at any reasonable hour to enforce the provisions of this chapter.
(f) 
In the event the Floodplain Administrator discovers that the work does not comply with the permit application or any applicable laws and ordinances, or that there has been a false statement or misrepresentation by any applicant, the Floodplain Administrator shall revoke the permit and report such fact to the Board of Supervisors for whatever action it considers necessary.
(g) 
The Floodplain Administrator shall maintain all records associated with the requirements of this chapter including, but not limited to, permitting, inspection and enforcement.
(h) 
The Floodplain Administrator shall consider the requirements of 34 Pa. Code and the 2009 IBC and the 2009 IRC as amended.
(4) 
Application Procedures and Requirements.
(a) 
Application for such a building permit shall be made, in writing, to the Floodplain Administrator on forms supplied by Williams Township. Such application shall contain the following:
[1] 
Name and address of applicant.
[2] 
Name and address of owner of land on which proposed construction is to occur.
[3] 
Name and address of contractor.
[4] 
Site location including address.
[5] 
Listing of other permits required.
[6] 
Brief description of proposed work and estimated cost, including a breakout of flood-related cost and the market value of the building before the flood damage occurred, where appropriate.
[7] 
A plan of the site showing the exact size and location of the proposed construction as well as any existing buildings or structures.
(b) 
If any proposed construction or development is located entirely or partially within any identified floodplain area, applicants for permits shall provide all the necessary information in sufficient detail and clarity to enable the Floodplain Administrator 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;
[4] 
Structures will be anchored to prevent floatation, collapse, or lateral movement;
[5] 
Building materials are flood-resistant;
[6] 
Appropriate practices that minimize flood damage have been used; and
[7] 
Electrical, heating, ventilation, plumbing, air conditioning equipment, and other service facilities have been designed and located to prevent water entry or accumulation.
(c) 
Applicants shall file the following minimum information plus any other pertinent information as may be required by the Floodplain Administrator to make the above determination:
[1] 
A completed building permit application form.
[2] 
A plan of the entire site, clearly and legibly drawn at a scale of one inch being equal to 100 feet or less, showing the following:
[a] 
North arrow, scale, and date;
[b] 
Topographic contour lines, if available;
[c] 
The location of all existing and proposed buildings, structures, and other improvements, including the location of any existing or proposed subdivision and land development;
[d] 
The location of all existing streets, drives, and other accessways;
[e] 
The location of any existing bodies of water or watercourses, identified floodplain areas, and, if available, information pertaining to the floodway and the flow of water including direction and velocities; and
[f] 
All property and lot lines including dimensions, and the size of the site expressed in acres or square feet.
[3] 
Plans of all proposed buildings, structures and other improvements, drawn at suitable scale showing the following:
[a] 
The proposed lowest floor elevation of any proposed building based upon North American Vertical Datum of 1988;
[b] 
The elevation of the base flood;
[c] 
Supplemental information as may be necessary under 34 Pa. Code, the 2009 IBC or the 2009 IRC.
[4] 
The following data and documentation:
[a] 
If available, information concerning flood depths, pressures, velocities, impact and uplift forces and other factors associated with a base flood.
[b] 
Detailed information concerning any proposed floodproofing measures and corresponding elevations.
[c] 
Documentation, certified by a registered professional engineer or architect, which states that the proposed construction or development within an AE Area/District without floodway [see § 27-1507C(2)(b)] when combined with all other existing and anticipated development, will not increase the base flood elevation more than one foot at any point.
[d] 
A document, certified by a registered professional engineer or architect, which states that the proposed construction or development has been adequately designed to withstand the pressures, velocities, impact and uplift forces associated with the base flood. Such statement shall include a description of the type and extent of floodproofing measures, which have been incorporated into the design of the structure and/or the development.
[e] 
Detailed information needed to determine compliance with § 27-1507D(3)(f), Storage, and § 27-1507D(4), Development Which May Endanger Human Life, including:
(i) 
The amount, location and purpose of any materials or substances referred to in § 27-1507D(3)(f) and § 27-1507D(4) which are intended to be used, produced, stored or otherwise maintained on site.
(ii) 
A description of the safeguards incorporated into the design of the proposed structure to prevent leaks or spills of the dangerous materials or substances listed in § 27-1507D(4) during a base flood.
[f] 
The appropriate component of the Department of Environmental Protection's Planning Module for Land Development.
[g] 
Where any excavation of grading is proposed, a plan meeting the requirements of the Department of Environmental Protection, to implement and maintain erosion and sedimentation control.
[h] 
Applications for permits shall be accompanied by a fee, payable to the municipality based upon the estimated cost of the proposed construction as determined by the Flood Administrator.
(5) 
Review by County Conservation District. A copy of all applications and plans for any proposed construction or development in any identified floodplain area to be considered for approval shall be submitted by the Floodplain Administrator to the County Conservation District for review and comment prior to the issuance of a building permit. The recommendations of the Conservation District shall be considered by the Floodplain Administrator for possible incorporation into the proposed plan.
(6) 
Review of Application by Others. A copy of all plans and applications for any proposed construction or development in any identified floodplain area to be considered for approval may be submitted by the Floodplain Administrator to any other appropriate agencies and/or individuals (e.g., Planning Commission, Municipal Engineer, etc.) for review and comment.
(7) 
Changes. After the issuance of a building permit by the Floodplain Administrator, no changes of any kind shall be made to the application, permit or any of the plans, specifications or other documents submitted with the application without the written consent or approval of the Floodplain Administrator. Requests for any such change shall be in writing, and shall be submitted by the applicant to Floodplain Administrator for consideration.
(8) 
Placards. In addition to the building permit, the Floodplain Administrator shall issue a placard that shall be displayed on the premises during the time construction is in progress. This placard shall show the number of the permit and the date of its issuance, and be signed by the Floodplain Administrator.
(9) 
Start of Construction.
(a) 
Work on the proposed construction and/or development shall begin within 180 days and shall be completed within 12 months after the date of issuance of the building permit or the permit shall expire unless a time extension is granted, in writing, by the Floodplain Administrator. Construction and/or development shall be considered to have started with the either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading, and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor or other structural part of a building, whether or not that alteration affects the external dimensions of the building.
(b) 
Time extensions shall be granted only if a written request is submitted by the applicant, which sets forth sufficient and reasonable cause for the Floodplain Administrator to approve such a request.
(10) 
Enforcement.
(a) 
Notices. Whenever the Floodplain Administrator or other authorized municipal representative determines that there are reasonable grounds to believe that there has been a violation of any provisions of this chapter, or of any regulations adopted pursuant thereto, the Floodplain Administrator shall give notice of such alleged violation as hereinafter provided. Such notice shall:
[1] 
Be in writing;
[2] 
Include a statement of the reasons for its issuance;
[3] 
Allow a reasonable time not to exceed a period of 30 days for the performance of any act it requires;
[4] 
Be served upon the property owner or his agent as the case may require; provided, however, that such notice or order shall be deemed to have been properly served upon such owner or agent when a copy thereof has been served with such notice by any other method authorized or required by the laws of this state;
[5] 
Contain an outline of remedial action that, if taken, will effect compliance with the provisions of this chapter.
(b) 
Penalties. Any person who fails to comply with any or all of the requirements or provisions of this chapter or who fails or refuses to comply with any notice, order of direction of the Floodplain Administrator or any other authorized employee of the municipality shall be guilty of a summary offense, and, upon conviction, shall pay a fine to Williams Township. The amount of the fine shall be determined by the Board of Supervisors as set by resolution plus costs of prosecution. In addition to the above penalties all other actions are hereby reserved including an action in equity for the proper enforcement of this chapter. The imposition of a fine or penalty for any violation of, or noncompliance with, this chapter shall not excuse the violation or noncompliance or permit it to continue and all such persons shall be required to correct or remedy such violations and noncompliance within a reasonable time. Any development initiated or any structure or building constructed, reconstructed, enlarged, altered, or relocated, in noncompliance with this chapter may be declared by the Board of Supervisors to be a public nuisance and abatable as such.
(11) 
Appeals.
(a) 
Any person aggrieved by any action or decision of the Floodplain Administrator concerning the administration of the provisions of this chapter may appeal to the Zoning Hearing Board. Such appeal must be filed, in writing, within 30 days after the decision, determination or action of the Floodplain Administrator.
(b) 
Upon receipt of such appeal, the Zoning Hearing Board shall set a time and place, within not less than 10 nor more than 30 days, for the purpose of considering the appeal. Notice of the time and place at which the appeal will be considered shall be given to all parties.
(c) 
Any person aggrieved by any decision of the Zoning Hearing Board may seek relief therefrom by appeal to court, as provided by the laws of this commonwealth, including the Pennsylvania Flood Plain Management Act.
C. 
Identification of Floodplain Areas.
(1) 
Identification. The identified floodplain area shall be:
(a) 
Any areas of Williams Township classified as special flood hazard areas (SFHAs) in the Flood Insurance Study (FIS) and the accompanying Flood Insurance Rate Maps (FIRMs) dated July 16, 2014, and issued by the Federal Emergency Management Agency (FEMA) or the most recent revision thereof, including all digital data developed as part of the Flood Insurance Study; and
(b) 
The above-referenced FIS and FIRMs, and any subsequent revisions and amendments, are hereby adopted by Williams Township and declared to be a part of this chapter.
(2) 
Description and Special Requirements of Identified Floodplain Areas. The identified floodplain area shall consist of the following specific areas:
(a) 
The Floodway Area/District shall be those areas identified as Floodway on the FIRM as well as those floodway areas that have been identified in other available studies or sources of information for those special floodplain areas where no floodway has been identified in the FIS. The floodway represents the channel of a watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation by more than one foot at any point.
[1] 
Within any floodway area, no encroachments, including fill, new construction, substantial improvements, or other development shall be permitted unless it has been demonstrated through hydrologic and hydraulic analysis performed in accordance with standard engineering practice that the proposed encroachment would not result in any increase in flood levels within the community during the occurrence of the base flood discharge.
[2] 
No new construction or development shall be allowed, unless a permit is obtained from the Department of Environmental Protection Regional Office.
(b) 
The AE Area/District shall be those areas identified as an AE Zone on the FIRM included in the FIS prepared by FEMA and for which base flood elevations have been provided.
[1] 
The AE Area adjacent to the floodway shall be those areas identified as an AE Zone on the FIRM included in the FIS prepared by FEMA for which base flood elevations have been provided and a floodway has been delineated.
[2] 
AE Area without floodway shall be those areas identified as an AE Zone on the FIRM included in the FIS prepared by FEMA for which base flood elevations have been provided but no floodway has been determined.
[3] 
No permit shall be granted for any construction, development, use, or activity within any AE Area/District without floodway designation unless it is demonstrated that the cumulative effect of the proposed development would not, together with all other existing and anticipated development, increase the BFE more than one foot at any point.
(c) 
The A Area/District shall be those areas identified as an A Zone on the FIRM included, in the FIS prepared by FEMA and for which no one-percent-annual-chance flood elevations have been provided. For these areas, elevation and floodway information from other federal, state, or other acceptable source shall be used when available. Where other acceptable information is not available, the elevation shall be determined by using the elevation of a point on the boundary of the identified floodplain area that is nearest the construction site.
(d) 
In lieu of the above, the municipality may require the applicant to determine the elevation with hydrologic and hydraulic engineering techniques. Hydrologic and hydraulic analyses shall be undertaken only by professional engineers or others of demonstrated qualifications, who shall certify that the technical methods used correctly reflect currently accepted technical concepts. Studies, analyses, computations, etc., shall be submitted in sufficient detail to allow a thorough technical review by the municipality.
(3) 
Changes in Identification of Area. The identified floodplain area may be revised or modified by the Board of Supervisors where studies or information provided by a qualified agency or person documents the need for such revision. However, prior to any such change, approval must be obtained from the FEMA. Additionally, as soon as practicable, but not later than six months after the date such information becomes available, a community shall notify the FEMA of the changes by submitting technical or scientific data.
(4) 
Boundary Disputes. Should a dispute concerning any identified floodplain boundary arise, an initial determination shall be made by the Williams Township Planning Commission. Any party aggrieved by this decision or determination may appeal to the Board of Supervisors. The burden of proof shall be on the appellant.
D. 
Technical Provisions.
(1) 
General.
(a) 
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 municipality, and until all required permits or approvals have been first obtained from the Department of Environmental Protection, Regional Office.
[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 Federal Emergency Management Agency and Pennsylvania Department of Community and Economic Development shall be notified prior to any alteration or relocation of any watercourse.
(b) 
When a community proposes to permit the following encroachments:
[1] 
Any development that causes a rise in the base flood elevations within the floodway; or
[2] 
Any development occurring in Zones A1-30 and Zone AE without a designated floodway, which will cause a rise of more than one foot in the base flood elevation; or
[3] 
Alteration or relocation of a stream (including, but not limited to, the installment of culverts and bridges);
[4] 
The applicant shall (as per 44 CFR Part 65.12):
[a] 
Apply to FEMA for conditional approval of such action prior to permitting the encroachments to occur.
[b] 
Upon receipt of the Administrator's conditional approval of map change and prior to approving the proposed encroachments, a community shall provide evidence to FEMA of the adoption of floodplain management ordinances incorporating the increased base flood elevations and/or revised floodway reflecting the post-project condition.
[c] 
Upon completion of the proposed encroachments, a community shall provide as-built certifications. FEMA will initiate a final map revision upon receipt of such certifications a accordance with 44 CFR Part 67.
(c) 
Any new construction, development, uses or activities allowed within any identified floodplain area shall be undertaken in strict compliance with the provisions contained in this chapter and any other applicable codes, ordinances and regulations.
(d) 
Within any identified floodplain area [see § 27-1507C(2)], no new construction or development shall be located within the area measured 100 feet landward from the top-of-bank of any watercourse, unless a permit is obtained from the Pennsylvania Department of Environmental Protection Regional Office.
(2) 
Elevation and Floodproofing Requirements.
(a) 
Residential Structures (including residential accessory structures).
[1] 
In AE Zones, any new construction or substantial improvement shall have the lowest floor (including basement) elevated up to, or above, the regulatory flood elevation.
[2] 
In A Zones, where there are no base flood elevations specified on the FIRM, any new construction or substantial improvement shall have the lowest floor (including basement) elevated up to, or above, the regulatory flood elevation determined in accordance with Subsection C(2)(c) and (d).
[3] 
The design and construction standards and specifications contained in the 2009 International Building Code (IBC) and in the 2009 International Residential Code (IRC) as amended, thereof and ASCE 24 and 34 Pa. Code (Chapters 401 through 405, as amended) shall be utilized.
(b) 
Nonresidential Structures (including nonresidential accessory structures).
[1] 
In AE Zones, any new construction or substantial improvement of a nonresidential 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 below the regulatory flood elevation:
[a] 
Is floodproofed so that the structure is watertight with walls substantially impermeable to the passage of water; and
[b] 
Has structural components with the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy.
[2] 
In A Zones, where no base flood elevations are specified on the FIRM, any new construction or substantial improvement shall have the lowest floor (including basement) elevated or completely floodproofed up to, or above, the regulatory flood elevation determined in accordance with Subsection C(2)(c) and (d) of this chapter.
[3] 
Any nonresidential structure, or part thereof, made watertight below the regulatory flood elevation shall be floodproofed 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.
[4] 
The design and construction standards and specifications contained in the 2009 International Building Code (IBC) and in the 2009 International Residential Code (IRC)s amended and ASCE 24 and 34 Pa. Code (Chapters 401 through 405, as amended) shall be utilized.
(c) 
Space below the lowest floor.
[1] 
Fully enclosed space below the lowest floor (excluding basements) 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 architect, or meet or exceed the following minimum criteria:
[a] 
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] 
Historic Structures. Historic structures undergoing repair or rehabilitation that would constitute a substantial improvement as defined in this chapter must comply with all ordinance requirements that do not preclude the structure's continued designation as an historic structure. Documentation that a specific ordinance requirement will cause removal of the structure from the National Register of Historic Places or the State Inventory of Historic Places must be obtained from the Secretary of the Interior or the State Historic Preservation Officer. Any exemption from ordinance requirements will be the minimum necessary to preserve the historic character and design of the structure.
(3) 
Design and Construction Standards. The following minimum standards shall apply for all construction and development proposed within any identified floodplain area:
(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; sanitary landfills shall not be permitted;
[3] 
Be compacted to provide the necessary permeability and resistance to erosion, scouring, or settling;
[4] 
Be no steeper than one vertical or two horizontal feet unless substantiated data, justifying steeper slopes are submitted to, and approved by the Floodplain Administrator; 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. The system shall also be designed to prevent the discharge of excess runoff onto adjacent properties.
(c) 
Water and Sanitary Sewer Facilities and Systems.
[1] 
All new or replacement water 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 identified floodplain area 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, electrical and telephone systems shall be located, elevated (where possible) and constructed to minimize the chance of impairment during a flood.
(e) 
Streets. The finished 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 time of flooding, could be injurious to human, animal, or plant life, and not listed in § 27-1507D(4), 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 ceiling 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 or a 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 (doors, trim, cabinets, etc.) shall be finished with a marine or water-resistant paint or other finishing material.
(k) 
Electrical Components.
[1] 
Electrical distribution panels shall be at least three feet above the base flood elevation.
[2] 
Separate electrical circuits shall serve lower levels and shall be dropped from above.
(l) 
Equipment. Water heaters, furnaces, air conditioning and ventilating units, and other electrical, mechanical or utility equipment or apparatus shall not be located below the regulatory flood elevations.
(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 Coordination. The standards and specifications contained 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 supplement the requirements of this chapter.
[1] 
International Building Code (IBC) 2009 or the latest edition thereof: Sections 801, 1202, 1403, 1603, 1605, 1612, 3402, and Appendix G.
[2] 
International Residential Building Code (IRC) 2009 or the latest edition thereof: Sections R104, R105, R109, R323, Appendix AE101, Appendix E and Appendix J.
(4) 
Development Which May Endanger Human Life.
(a) 
In accordance with the Pennsylvania Flood Plain Management Act, and the regulations adopted by the Department of Community and Economic Development 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 550 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.
(b) 
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] 
Phosphor.
[14] 
Potassium.
[15] 
Sodium.
[16] 
Sulfur and sulfur products.
[17] 
Pesticides (including insecticides, fungicides, and rodenticides).
[18] 
Radioactive substances, insofar as much substances are not otherwise regulated.
(c) 
With any floodway area, any structure of the kind described in Subsection D(4)(b), above, shall be prohibited.
(d) 
Within any identified floodplain area, any new or substantially improved structure of any kind described in Subsection D(4), above, shall be prohibited within the area measured 100 feet landward from the top-of-bank of any watercourse.
(e) 
Where permitted within any identified floodplain area, any new or substantially improved structure of the kind described in Subsection D(4)(a), above, shall be:
[1] 
Elevated or designed and constructed to remain completely dry up to at least 1 1/2 feet above the base flood elevation.
[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" (U.S. Army Corps of Engineers, June 1972 as amended March 1992), or with some other equivalent watertight standard.
(5) 
Special Requirements for Subdivisions. All subdivision proposals and development proposals containing at least 50 lots or at least five acres, whichever is the lesser, in identified floodplain areas where base flood elevation data are not available, shall be supported by hydrologic and hydraulic engineering analyses that determine base flood elevations and floodway information. The analyses shall be prepared by a licensed professional engineer in a format required by FEMA for a conditional letter of map revision or letter of map revision. Submittal requirements and processing fees shall be the responsibility of the applicant.
(6) 
Special Requirements for Manufactured Homes.
(a) 
Within any floodway area, manufactured homes shall be prohibited.
(b) 
Within any identified floodplain areas, manufactured homes shall be prohibited within the area measured 50 feet landward from the top-of-bank of any watercourse.
(c) 
Where permitted within any identified floodplain area, all manufactured homes, and any improvements thereto, shall:
[1] 
Be placed on a permanent foundation.
[2] 
Be elevated so that the lowest floor of the manufactured home is 1 1/2 feet or more above the base flood elevation.
[3] 
Be anchored to resist flotation, collapse, or lateral movement.
[4] 
Have all ductwork and utilities including HVAC/heat pump elevated to the regulatory flood elevation.
(d) 
Installation of manufactured homes shall be done in accordance with the manufacturers' installation instructions as provided by the manufacturer. Where the applicant cannot provide the above information, the requirements of Appendix E of the 2009 International Residential Building Code or the U.S. Department of Housing and Urban Development's Permanent Foundations for Manufactured Housing, 1984 Edition, draft or latest revision thereto, shall apply, and 34 Pa. Code Chapters 401 through 405.
(e) 
Consideration shall be given to the installation requirements of the 2009 IBC, and the 2009 IRC, as amended, and 34 Pa. Code, as amended, where appropriate and/or applicable to units where the manufacturers' standards for anchoring cannot be provided or were not established for the units' proposed installation.
(7) 
Special Requirements for Recreational Vehicles.
(a) 
Recreational vehicles in Zones A and AE must either:
[1] 
Be on the site for fewer than 180 consecutive days;
[2] 
Be fully licensed and ready for highway use; or
[3] 
Meet the permit requirements for manufactured homes in § 27-1507D(6).
E. 
Activities Requiring Special Permits.
(1) 
General. In accordance with the administrative regulations promulgated by the Department of Community and Economic Development to implement the Pennsylvania Flood Plain Management Act, the following activities shall be prohibited within any identified floodplain area unless a special permit has been issued by the Township:
(a) 
The commencement of any of the following activities; or the construction, enlargement, or expansion of any structure used, or intended to be used, for any of the following activities:
[1] 
Hospitals.
[2] 
Nursing homes.
[3] 
Jails or prisons.
(b) 
The commencement of, or any construction of, a new manufactured home park or manufactured home subdivision, or substantial improvement to an existing manufactured home park or manufactured home subdivision.
(2) 
Application Requirements for Special Permits. Applicants for Special Permits shall provide five copies of the following items:
(a) 
A written request including a completed permit application form.
(b) 
A small-scale map showing the vicinity in which the proposed site is located.
(c) 
A plan of the entire site, clearly and legibly drawn at a scale of one inch being equal to 100 feet or less, showing the following:
[1] 
North arrow, scale and date;
[2] 
Topography based upon the National American Vertical Datum (NAVD) of 1988, showing existing and proposed contours at intervals of two feet;
[3] 
All property and lot lines, including dimensions, and the size of the site expressed in acres or square feet;
[4] 
The location of all existing streets, drives, other accessways, and parking areas, with information concerning widths, pavement types and construction, and elevations;
[5] 
The location of any existing bodies of water or watercourses, buildings, structures and other public or private facilities, including railroad tracks and facilities, and any other natural and man-made features affecting, or affected by, the proposed activity or development;
[6] 
The location of the floodplain boundary lines, information and spot elevations concerning the base flood elevation, and information concerning the flow of water including direction and velocities;
[7] 
The location of all proposed buildings, structures, utilities, and any other improvements; and
[8] 
Any other information that the municipality considers necessary for adequate review of the application.
(d) 
Plans of all proposed buildings, structures and other improvements, clearly and legibly drawn at suitable scale showing the following:
[1] 
Sufficiently detailed architectural or engineering drawings, including floor plans, sections, and exterior building elevations, as appropriate;
[2] 
For any proposed building, the elevation of the lowest floor (including basement) and, as required, the elevation of any other floor;
[3] 
Complete information concerning flood depths, pressures, velocities, impact and uplift forces, and other factors associated with the base flood;
[4] 
Detailed information concerning any proposed floodproofing measures;
[5] 
Cross-section drawings for all proposed streets, drives, other accessways, and parking areas, showing all rights-of-way and pavement widths;
[6] 
Profile drawings for all proposed streets, drives, and vehicular accessways including existing and proposed grades; and
[7] 
Plans and profiles of all proposed sanitary and storm sewer systems, water supply systems, and any other utilities and facilities.
(e) 
The following data and documentation:
[1] 
Certification from the applicant that the site upon which the activity or development is proposed is an existing separate and single parcel, owned by the applicant or the client he represents;
[2] 
Certification from a registered professional engineer, architect, or landscape architect that the proposed construction has been adequately designed to protect against damage from the base flood;
[3] 
A statement, certified by a registered professional engineer, architect, landscape architect, or other qualified person which contains a complete and accurate description of the nature and extent of pollution that might possibly occur from the development during the course of a base including a statement concerning the effects such pollution may have on human life;
[4] 
A statement certified by a registered professional engineer, architect, or landscape architect, which contains a complete and accurate description of the effects the proposed development will have on base flood elevations and flows;
[5] 
A statement, certified by a registered professional engineer, architect, or landscape architect, which contains a complete and accurate description of the kinds and amounts of any loose buoyant materials or debris that may possibly exist or be located on the site below the base flood elevation and the effects such materials and debris may have on base flood elevations and flows;
[6] 
The appropriate component of the Department of Environmental Protection's Planning Module for Land Development;
[7] 
Where any excavation or grading is proposed, a plan meeting the requirements of the Department of Environmental Protection to implement and maintain erosion and sedimentation control;
[8] 
Any other applicable permits such as, but not limited to, a permit for any activity regulated by the Department of Environmental Protection under Section 302 of Act 1978-166; and
[9] 
An evacuation plan that fully explains the manner in which the site will be safely evacuated before or during the course of a base flood.
(3) 
Application Review Procedures. Upon receipt of an application for a Special permit by the Township, the following procedures shall apply in addition to those of Subsection A.
(a) 
Within three working days following receipt of the application, a complete copy of the application and all accompanying documentation shall be forwarded to the County Planning Commission by registered or certified mail for its review and recommendations. Copies of the application shall also be forwarded to the Williams Township Planning commission and the Williams Township Engineer for review and comment.
(b) 
If an application is received that is incomplete, Williams Township shall notify the applicant in writing, stating in what respect the application is deficient.
(c) 
If Williams Township decides to disapprove an application, it shall notify the applicant, in writing, of the reasons for the disapproval.
(d) 
If Williams Township approves an application, it shall file written notification, together with the application and all pertinent information, with the Department of Community and Economic Development, by registered or certified mail, within five working days after the date of approval.
(e) 
Before issuing the Special Permit, Williams Township shall allow the Department of Community and Economic Development 30 days, after receipt of the notification by the Department, to review the application and decision made by Williams Township.
(f) 
If Williams Township does not receive any communication from the Department of Community and Economic Development during the thirty-day review period, it may issue a Special Permit to the applicant.
(g) 
If the Department of Community and Economic Development should decide to disapprove an application, it shall notify Williams Township and the applicant, in writing, of the reasons for the disapproval, and Williams Township shall not issue the Special Permit.
(4) 
Special Technical Requirements.
(a) 
In addition to the requirements of Subsection C of this section, the following minimum requirements shall also apply to any proposed development requiring a Special Permit. If there is any conflict between any of the following requirements and those in Subsection C of this section or in any other code, ordinance, or regulation, the more restrictive provision shall apply.
(b) 
No application for a Special Permit shall be approved unless it can be determined that the structure or activity will be located, constructed and maintained in a manner which will:
[1] 
Fully protect the health and safety of the general public and any occupants of the structure. At a minimum, all new structures shall be designed, located, and constructed so that:
[a] 
The structure will survive inundation by waters of the base flood without any lateral movement or damage to either the structure itself, or to any of its equipment or contents below the base flood elevation.
[b] 
The lowest floor (including basement) elevation will be at least 1 1/2 feet above the base flood elevation.
[c] 
The occupants of the structure can remain inside for an indefinite period of time and be safely evacuated at any time during the base flood.
[2] 
Prevent any significant possibility of pollution, increased flood levels or flows, or debris endangering life and property.
(c) 
All hydrologic and hydraulic analyses shall be undertaken only be professional engineers or others of demonstrated qualifications, who shall certify that the technical methods used correctly reflect currently accepted technical concepts. Studies, analyses, computations, etc., shall be submitted in sufficient detail to allow a thorough technical review by Williams Township and the Department of Community and Economic Development.
F. 
Existing Structures in Identified Floodplain Areas.
(1) 
Existing Structures. The provisions of this chapter do not require any changes or improvements to be made to lawfully existing structures. However, when an improvement is made to an existing structure, the provisions of Subsection F(2) shall apply.
(2) 
Improvements. The following provisions shall apply whenever any improvement is made to an existing structure located within any identified floodplain area:
(a) 
No expansion or enlargement of an existing structure shall be allowed within any floodway area that would cause any increase in the elevation of the base flood.
(b) 
No expansion or enlargement of an existing structure shall be allowed within any AE Area/District without floodway that would, together with all other existing and anticipated development, increase that base flood elevation more than one foot at any point.
(c) 
Any modification, alteration, reconstruction or improvement of any kind to an existing structure, to an extent or amount of 50% or more of its market value, shall constitute a substantial improvement and shall be undertaken only if full compliance with the provisions of this chapter.
(d) 
The above activity shall also address the requirements of 34 Pa. Code, as amended, and the 2009 IBC and the 2009 IRC, as amended.
(e) 
Any modification, alteration, reconstruction, or improvement of any kind to an existing structure, to an extent or amount of less than 50% of its market value, shall be elevated and/or floodproofed to the greatest extent possible.
(f) 
Any modification, alteration, reconstruction, or improvement of any kind that meets the definition of "repetitive loss" shall be undertaken only in full compliance with the provisions of this chapter.
G. 
Variances.
(1) 
General. If compliance with any of the requirements of this chapter would result in an exceptional hardship to a prospective builder, developer or landowner, Williams Township may, upon request, grant relief from the strict application of the requirements.
(2) 
Variance Procedures and Conditions. Requests for variances shall be considered by the Township in accordance with the procedures contained in Subsection B(11) and the following:
(a) 
No variance shall be granted for any construction, development, use, or activity within any floodway area/district that would cause any increase in the base flood elevation.
(b) 
No variance shall be granted for any construction, development, use, or activity within any AE Area/District that would, together with all other existing and anticipated development, increase the base flood elevation more than one foot at any point.
(c) 
Except for a possible modification of the regulatory flood elevation requirement involved, no variance shall be granted for any of the other requirements pertaining specifically to development regulated by Special Permit (or prohibited activities) (Subsection E) or to Development Which May Endanger Human Life [Subsection D(4)].
(d) 
If granted, a variance shall involve only the least modification necessary to provide relief.
(e) 
In granting any variance, Williams Township shall attach whatever reasonable conditions and safeguards it considers necessary in order to protect the public health, safety, and welfare, and to achieve the objectives of this chapter.
(f) 
Whenever a variance is granted, the Township shall notify the applicant in writing that:
[1] 
The granting of the variance may result in the increased premium rates for flood insurance.
[2] 
Such variances may increase the risks to life and property.
(g) 
In reviewing any request for a variance, the Township shall consider, at a minimum, the following:
[1] 
That there is good and sufficient cause.
[2] 
That failure to grant the variance would result in exceptional hardship to the applicant.
[3] 
That the granting of the variance shall:
[a] 
Neither result in an unacceptable or prohibited increase in flood heights, additional threats to public safety, or extraordinary public expense;
[b] 
Nor create nuisances, cause fraud on, or victimize the public, or conflict with any other applicable state or local ordinances and regulations.
(h) 
A complete record of all variance requests and related actions shall be maintained by Williams Township. In addition, a report of all variances granted during the year shall be included in the annual report to the FEMA.
(i) 
Notwithstanding any of the above, however, all structures shall be designed and constructed so as to have the capability of resisting the one-percent-annual-chance flood.
H. 
Definitions.
(1) 
General. Unless specifically defined below, words and phrases used in this chapter shall be interpreted so as to give this chapter its most reasonable application.
(2) 
Specific Definitions. As used in this section, the following terms shall have the meanings indicated:
ACCESSORY USE OR STRUCTURE
A use or structure on the same lot with, and of a nature customarily incidental and subordinate to, the principal use or structure.
BASE FLOOD
A flood that has a one-percent chance of being equaled or exceeded in any given year (also called the "100-year flood" or one-percent-annual-chance flood).
BASE FLOOD DISCHARGE
The volume of water resulting from a base flood as it passes a given location within a given time, usually expressed in cubic feet per second (cfs).
BASE FLOOD ELEVATION (BFE)
The elevation shown on the Flood Insurance Rate Map (FIRM) for Zones AE, AH, A1-30 that indicates the water surface elevation resulting from a flood that has a one-percent or greater chance of being equaled or exceeded in any given year.
BASEMENT
Any area of the building having its floor below ground level on all sides.
BUILDING
A combination of materials to form a permanent structure having walls and a roof. Included shall be all manufactured homes and trailers to be used for human habitation.
DEVELOPMENT
Any man-made change to improved or unimproved real estate, including but not limited to the construction, reconstruction, renovation, repair, expansion, or alteration of buildings or other structures; the placement of manufactured homes; streets, and other paving; utilities; filling, grading and excavation; mining; dredging; drilling operations; storage of equipment or materials; and the subdivision of land.
EXISTING MANUFACTURED HOME PARK OR SUBDIVISION
A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed before the effective date of the floodplain management regulations adopted by a community.
EXPANSION TO AN EXISTING MANUFACTURED HOME PARK OR SUBDIVISION
The preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads).
FLOOD
A temporary inundation of normally dry land areas.
FLOOD INSURANCE RATE MAP (FIRM)
The official map on which the Federal Emergency Management Agency has delineated both the areas of special flood hazards and the risk premium zones applicable to the community.
FLOOD INSURANCE STUDY (FIS)
The official report provided by the Federal Emergency Management Agency that includes flood profiles, the Flood Insurance Rate Map, the Flood Boundary and Floodway Map, and the water surface elevation of the base flood.
FLOODPLAIN AREA
A relatively flat or low land area which is subject to partial or complete inundation from an adjoining or nearby stream, river or watercourse; and/or any area subject to the unusual and rapid accumulation of surface waters from any source.
FLOODPROOFING
Any combination of structural and nonstructural additions, changes, or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents.
FLOODWAY
The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot.
HIGHEST ADJACENT GRADE
The highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure.
HISTORIC STRUCTURE
Any structure that is:
(a) 
Listed individually in the National Register of Historical Places (a listing maintained by the Department of the Interior) or preliminarily determined by the Secretary of the Interior as meeting requirements for individual listing on the National Register;
(b) 
Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district;
(c) 
Individually listed on a state inventory of historical places in states approved by the Secretary of Interior; or
(d) 
Individually listed on a local inventory of historic places in communities with historic preservation programs that have been certified either:
[1] 
By any approved state program as determined by the Secretary of the Interior; or
[2] 
Directly by the Secretary of the Interior in states without approved programs.
LOWEST FLOOR
The lowest floor of the lowest fully enclosed area (including basement). An unfinished, flood-resistant partially enclosed area, used solely for parking of vehicles, building access, and incidental storage, in an area other than a basement area is not considered the lowest floor of a building, provided that such space is not designed and built so that the structure is in violation of the applicable nonelevation design requirements of this chapter.
MANUFACTURED HOME
A structure, transportable in one or more sections, which is built on a permanent chassis, and is designed for use with or without a permanent foundation when attached to the required utilities. The term includes park trailers, travel trailers, recreational and other similar vehicles which are placed on a site for more than 180 consecutive days.
MANUFACTURED HOME PARK
A parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.
MINOR REPAIR
The replacement of existing work with equivalent materials for the purposed of its routine maintenance and upkeep, but not including the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the exit way requirements; nor shall minor repairs include addition to, alteration of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, oil, waste, vent, or similar piping, electric wiring or mechanical or other work affecting public health or general safety.
NEW CONSTRUCTION
Structures for which the start of construction commenced on or after July 16, 2014, and includeds any subsequent improvements to such structures. Any construction started after September 14, 1979, and before July 16, 2014, is subject to the ordinance in effect at the time the permit was issued, provided the start of construction was within 180 days of permit issuance.
NEW MANUFACTURED HOME PARK OR SUBDIVISION
A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after the effective date of floodplain management regulations adopted by a community.
PERSON
An individual, partnership, public or private association or corporation, firm, trust, estate, municipality, governmental unit, public utility or any other legal entity whatsoever, which is recognized by law as the subject or rights and duties.
POST-FIRM STRUCTURE
A structure for which construction or substantial improvement occurred after December 31, 1974, or on or after the community's initial Flood Insurance Rate Map (FIRM) dated April 2001, whichever is later, and, as such, would be required to be compliant with the regulations of the National Flood Insurance Program.
PRE-FIRM STRUCTURE
A structure for which construction or substantial improvement occurred before the community's initial Flood Insurance Rate Map (FIRM) dated September 14, 1979, and, as such, would not be required to be compliant with the regulations of the National Flood Insurance Program.
RECREATIONAL VEHICLE
A vehicle which is:
(a) 
Built on a single chassis;
(b) 
Not more than 400 square feet, measured at the largest horizontal projections;
(c) 
Designed to be self-propelled or permanently towable by a light-duty truck;
(d) 
Not designed for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use.
REGULATORY FLOOD ELEVATION
The base flood elevation (BFE) or estimated flood height as determined using simplified methods plus a freeboard safety factor of 1 1/2 feet.
REPETITIVE LOSS
Flood-related damages sustained by a structure on two separate occasions during a ten-year period for which the cost of repairs at the time of each such flood event, on average, equals or exceeds 25% of the market value of the structure before the damages occurred.
SPECIAL FLOOD HAZARD AREA (SFHA)
An area in the floodplain subject to a one-percent or greater chance of flooding in any given year. It is shown on the FIRM as Zone A, AO, A1-A30, AE, A99, or AH.
SPECIAL PERMIT
A special approval which is required for hospitals, nursing homes, jails, and new manufactured home parks and subdivisions and substantial improvements to such existing parks, when such development is located in all, or a designated portion, of a floodplain.
START OF CONSTRUCTION
Includes substantial improvement and other proposed new development and means the date the permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within 180 days from the date of the permit unless a time extension is granted, in writing, by the Floodplain Administrator. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufacture home on a foundation. Permanent construction does not include land preparation, such as clearing, grading, and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building.
STRUCTURE
A walled and roofed building, including a gas or liquid storage tank that is principally above ground, as well as a manufactured home.
SUBDIVISION
The division or redivision of a lot, tract, or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs, or devisees, transfer of ownership or building or lot development; provided, however, that the subdivision by lease of land for agricultural purposes into parcels of more than 10 acres, not involving any new street or easement of access or any residential dwelling, shall be exempted.
SUBSTANTIAL DAMAGE
Damage from any cause sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50% or more of the market value of the structure before the damage occurred.
SUBSTANTIAL IMPROVEMENT
Any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50% of the market value of the structure before the start of construction of the improvement. This term includes structures which have incurred substantial damage or repetitive loss, regardless of the actual repair work performed. The term does not, however, include any project for improvement of a structure to correct existing violation of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions.
UNIFORM CONSTRUCTION CODE (UCC)
The statewide building code adopted by the Pennsylvania General Assembly in 1999 applicable to new construction in all municipalities, whether administered by the municipality, a third party or the Department of Labor and Industry. Applicable to residential and commercial buildings, the Code adopted the International Residential Code (IRC) and the International Building Code (IBC), by reference, as the construction standard applicable with the state floodplain construction. For coordination purposes, references to the above are made specifically to various sections of the IRC and the IBC.
VIOLATION
The failure of a structure or other development to be fully compliant with the community's floodplain management regulations. A structure or other development without the elevation certificate, other certifications, or other evidence of compliance required in 44 CFR § 60.3(b)(5), (c)(4), (c)(10), (d)(3), (e)(2), (e)(4), or (e)(5) is presumed to be in violation until such time as that documentation is provided.
[Ord. No. 2020-01, 1/6/2020]
A. 
Grading Ordinance. Any and all earth moving or filling or excavating or earth disturbance shall comply with Williams Township Ordinance No. 2011-1, the Township Grading Ordinance, as may be amended from time to time.[1] The Township Grading Ordinance, as amended, is incorporated herein by reference thereto and shall be considered a provision of this land use ordinance.
(1) 
All nonagricultural activities which require the disturbance of more than 2,000 square feet of earth surface area shall file a grading permit application for review and approval by the Township pursuant to Ordinance 2011-1, Grading Ordinance, amended from time to time. No such disturbance shall occur unless in conformance with the permit.
(2) 
All nonagricultural activities which disturb more than one acre (43,560 square feet) of earth surface area will also require a NPDES permit and post-construction stormwater management plan approval by the County Conservation District and/or Department of Environmental Protection, pursuant to the provisions of Title 25, Chapter 102, of the Pa. Code as amended.
[1]
Editor's Note: See Ch. 9, Part 1.
B. 
Tree Removal. Any person who removes or proposes to remove more than 10 trees with a trunk diameter of six inches or more (measured at a height of 4 1/2 feet above the original grade), shall submit a plan to the Township for review and shall not remove such trees until approval. See also § 27-1517, pertaining to preservation of trees and forests.
C. 
Wall Construction. All proposed retaining walls four feet or higher at any point require a review and approval by the Township Engineer and a permit through the Township's Building Code Program, before such wall is constructed.
D. 
Dumping and Disposal. All junk, debris, contaminated soil, construction and demolition debris, tree stumps, or solid waste shall be properly disposed of in a disposal facility permitted by the PADEP to receive such wastes. Burying or burning of the above described wastes is prohibited.
[Ord. No. 2020-01, 1/6/2020]
A. 
No above-ground or surface storage of potentially explosive or hazardous liquids, gases, or chemicals in any quantity in excess of 200 cubic feet or 1,500 gallons in volume at standard temperature and pressure shall be stored or maintained within 150 feet of a residential district boundary or dwelling, except for the following substances for on-lot use only: building heating fuels, fire suppression chemicals, fertilizers, janitorial chemicals, and printing supplies.
B. 
All outdoor above-ground storage facilities areas for potentially explosive or hazardous liquids, gases, or chemicals shall be enclosed by a secure and locked chain link or similar fence with a minimum height of seven feet, and shall include a sign stating their contents, and the appropriate hazardous materials placard.
C. 
No substance shall be stored in such a way that it could be discharged into the groundwater or surface water, if such substance could:
(1) 
Contaminate or pollute groundwater or surface water;
(2) 
Render groundwater or surface water unsuitable as a source of potable water supply; or
(3) 
Harm the aquatic life of a creek or other water body.
D. 
If a substance threatens or would result in groundwater or surface water contamination or pollution, that substance shall be stored within a double, secondary or redundant impermeable containment. Such storage shall be surrounded if needed by an earthen berm that would contain and confine any spilled substance, and facilitate the substance draining to an impermeable engineered collection area.
E. 
If the Zoning Hearing Board determines that a significant fire or explosive hazard could exist, the Zoning Hearing Board may make a condition of a zoning permit that the operation, storage or process that threatens the hazard comply fully with the relevant standards for that operation, storage or process as developed by the National Fire Protection Association, as amended.
[Ord. No. 2020-01, 1/6/2020]
A. 
General. All methods of sewage and waste generation, collection, conveyance, transportation, treatment and disposal shall comply with the regulations, permits, and orders of the Pennsylvania Department of Environmental Protection, and shall be in accordance with the Official Township Sewage Facilities Plan, and applicable Township Sewage Regulations, including Township Ordinance No. 1977-3, as each may be amended or superseded from time to time.[1]
[1]
Editor's Note: See Ch. 18, Part 1.
B. 
On-Lot Systems. Any on-lot septic system (also known as an "on-lot sewage disposal system") shall be recertified as to capacity and quality of treatment if a conversion or expansion of an existing use would cause an increase in sewage flows, volume, concentration, strength, or loading.
C. 
Back-Up System. Any lot using an on-lot septic system shall also include an open land area that has been satisfactorily tested and approved as suitable for installing a second system with the same size and treatment capacity if the first system fails.
[Ord. No. 2020-01, 1/6/2020]
A. 
No person shall operate or cause to be operated on privately or publicly owned property any source of sound in such a manner as to create a sound level which exceeds the limits set forth in this section in the following table, when measured at or within a lot line of the receiving lot or district boundary:
Table 1501-2: Sound Level Limits by Receiving Land Use and Time
Receiving Land Use Category
Hours (Prevailing Local Time)
Sound Level Limit
(dBA)
Residential or AG District or lot line of an existing dwelling or hospital*
1)
7:00 a.m. to 9:00 p.m.
57
2)
9:00 p.m. to 7:00 a.m.
53
Commercial or CR District*
At all times
64
Industrial district or existing street right-of-way
At all times
69
*Temporary use exception
For noise generated by a permitted use that only operates a maximum of 21 days in any calendar year, between 8:00 a.m. and 8:00 p.m.
75
B. 
For any source of sound that emits a pure tone, the maximum sound level limits set forth in § 27-1511A shall be reduced by five dBA.
C. 
The maximum permissible sound level limits set forth in § 27-1511A shall not apply to any of the following noise sources:
(1) 
Sound needed to alert people about an emergency.
(2) 
Repair or construction work to provide electricity, water, or other public utilities between the hours of 7:00 a.m. and 9:00 p.m., except for clearly emergency repairs which are not restricted by time.
(3) 
Household power tools and lawnmowers between the hours of 8:00 a.m. and 9:00 p.m.
(4) 
Construction operations (including the occasional use of explosives in construction) and repairs of public facilities (including sidewalks and streets) between the hours of 7:00 a.m. and 9:00 p.m. except for clearly emergency repairs that are not restricted by time.
(5) 
Agricultural activities, including permitted animal husbandry, but not including a kennel.
(6) 
Motor vehicles travelling on state-owned streets.
(7) 
Public celebrations, specifically authorized by the Township.
(8) 
Railroads.
(9) 
Unamplified human voices.
(10) 
Routine ringing of bells and chimes by a place of worship.
[Ord. No. 2020-01, 1/6/2020]
No person or use shall cause, permit, create, or generate vibration that is perceptible to an average person through his or her senses (without the use of measuring instruments) beyond the lot line of the use or person that is generating the vibration.
[Ord. No. 2020-01, 1/6/2020]
A. 
Air Pollution. All uses and persons shall comply with all applicable state and federal air pollution laws and regulations.
B. 
Odors. No person or use shall generate odors that are more frequent or longer in duration than three minutes in every hour (5% of time) and seriously offensive to persons of average sensibilities beyond the boundaries of the lot line of the use or person that is creating or releasing the odor. This restriction shall not apply to odors subject to Pennsylvania Department of Environmental Protection regulations allowed by a PADEP permit, or created by permitted agricultural uses that are using normal farming practices (see Act 133 of 1982, the Pennsylvania "Right to Farm Act").
[Ord. No. 2020-01, 1/6/2020]
A. 
Street Lighting Exempted. This § 27-1514 shall not apply to street lighting that is owned or maintained by the Township or the state.
B. 
Height of Lights. No luminary, spotlight or other light source that is within 200 feet of a dwelling or residential district shall be placed at a height exceeding 40 feet above the average surrounding ground level. This limitation shall not apply to lights needed for air safety nor lights intended solely to illuminate an architectural feature.
C. 
Diffused. All light sources, including signs, shall be properly diffused as needed with a translucent or similar cover in the direction(s) where the light is intended to be emitted to prevent bulbs from being exposed or directly visible from abutting streets or lots.
D. 
Shielding. All light sources, including signs, shall be shielded around the light source, and the shielding shall be carefully directed and placed to prevent the lighting from being visible in any direction other than where the light is intended to be emitted. No lighting shall create a nuisance to reasonable persons in adjacent dwellings or residential district zoning areas, and all lighting sources shall be shielded to prevent the lighting from shining into the eyes of passing motorists. No spotlight shall be directed such that the bulb itself is directly visible from a public street or nearby dwelling.
E. 
Maximum Candlepower. No lighting source, including signs, shall spill over a property line in such a way as to cause an illumination of greater than the following amounts, measured in any direction at the ground surface at the lot line of the receiving lot or street:
(1) 
0.3 footcandle spillover at a residential lot line or street line between the hours of 10:00 p.m. and 7:00 a.m.
(2) 
0.5 footcandle spillover at a residential lot line or street line between the hours of 5:00 p.m. and 10:00 p.m.
F. 
Flickering. Flashing, flickering or strobe lighting is prohibited, except for nonadvertising seasonal lights between November 1 and January 6. This prohibition shall not apply to changeable messages or billboards that do not change more often than at fifteen-second intervals.
G. 
Measurement. The maximum illumination levels of this section shall be measured with a photoelectric photometer having a spectral response similar to that of the human eye, at an angle and in the direction that results in the highest value. A "footcandle" is defined as a unit of measurement equaling the illumination on a surface one square foot in area where there is a distribution of light having a candlepower of one candela.
[Ord. No. 2020-01, 1/6/2020]
A. 
Noise. No permanent outdoor machinery, such as exhaust fans, central air conditioning units, heat pumps, power generator or high voltage electric transformers shall routinely produce noise that would violate the noise standards of § 27-1511, pertaining to noise control.
B. 
Placement. Whenever reasonable, outdoor machinery that could create a noise nuisance shall be placed on a side of a commercial or industrial building that does not face an abutting existing dwelling, residential zoning district, or other noise-sensitive use.
C. 
Safety. Hazards involving outdoor machinery shall be well marked. Adequate and secured and locked fencing shall be provided as needed to keep children away from hazardous machinery and equipment.
D. 
Trash Containers. All trash containers of greater than one cubic yard capacity shall be screened on three of four sides from view from public streets and abutting dwellings by a solid wooden fence, brick wall, or evergreen plants. No dumpster shall be kept within 10 feet of a dwelling unit. These restrictions shall not apply during temporary, construction, demolition, or cleanup activities.
[Ord. No. 2020-01, 1/6/2020]
A. 
No use shall cause electrical disturbances to equipment on other lots, to the extent that the use, quality, or functionality of that equipment is impeded or affected.
B. 
No radioactive wastes shall be disposed of in any zoning district. Radioactive wastes shall not be stored on any lot for longer than 90 days after their active use is completed unless permitted by state and federal law regulations.
[Ord. No. 2020-01, 1/6/2020]
A. 
Intent. To protect wildlife and bird habitats, encourage groundwater recharge, avoid pollution of creeks by high temperature runoff, prevent soil erosion and sedimentation, maintain soil fertility, and maintain the attractive character of areas and functionality as a buffer, and to conserve energy.
B. 
Tree Removal Restriction. No tree with a trunk diameter of six inches or more (measured at a height 41/2 feet above original grade) shall be removed unless the trunk of such tree meets or will meet one or more of the following conditions:
(1) 
Is within a proposed or existing vehicular cartway, shoulder, or sidewalk, or within an existing or proposed street right-of-way;
(2) 
Is within five feet of an approved stormwater detention basin, drainage swale, paved area, driveway, or on-lot sewage system;
(3) 
Is within 20 feet of the foundation of a structure;
(4) 
Is within an existing or proposed utility corridor, or easement, or within 10 feet of any utility or service pipe, conduit, or line, either underground or aerial;
(5) 
Is diseased, dead, or poses a clear danger to a structure, utility, or public improvement;
(6) 
Poses a sight distance hazard, or obstruction;
(7) 
Is clearly of old age and unhealthy and cannot reasonably be expected to live for more than an additional five years;
(8) 
Is within the footprint area of an approved principal or accessory use, building, or structure that clearly requires the removal of the tree; or
(9) 
Is within an area that is shown on an approved plan for either grading, stockpiles, storage, or soil erosion and sedimentation control best management practices.
C. 
Protection of Trees During Construction. Reasonable efforts shall be taken during any construction to ensure that trees protected by this section are not accidentally removed or injured, including root compaction by equipment and materials, damage by equipment, or change in grade level. The following standards shall be applied:
(1) 
The tree protection zone shall be defined as five feet beyond the drip line of the protected tree.
(2) 
No grading, excavation, filling, or other change or disturbance in existing grade shall be permitted or shall occur within the tree protection zone.
(3) 
No boards or other materials shall be nailed or otherwise attached to trees during construction.
(4) 
Neither construction materials, equipment, soil, nor debris shall be placed, stored or disposed of within the tree protection zone of trees to be retained, except for mulched vegetative matter used to prevent soil compaction.
(5) 
Tree trunks, limbs, and exposed roots damaged during construction shall be protected from further damage by being treated immediately in accordance with ISA (International Society of Arboriculture) standards and recommended practices.
(6) 
Any clearing within the tree protection zone shall be done by hand-operated equipment.
(7) 
Parking of vehicles and heavy equipment is prohibited within the tree protection zone.
(8) 
The tree protection area shall be delineated and secured during construction by installing a temporary fence at or outside the tree protection area. The fence shall be prominently colored such as snow fence or orange plastic construction fence or barrier, at least four feet high, supported by substantial posts at not less than ten-foot spacing to resist entrance by individual persons.
D. 
Tree Replacement and Reforestation: Trees removed for any reason other than those reasons listed in Subsection B shall be replaced according to the following schedule. The type of replacement trees shall be the same as the species removed from the site or other as approved by the Township.
Table 1501-3 - Tree Replacement Schedule
Caliper of Existing Tree Removed (DBH)
Number of Replacement Trees (2-inch caliper)
Less than 6 inches
1
Between 6 and 12 inches
3
Between 12 and 18 inches
4
Between 18 and 24 inches
5
Between 24 and 30 inches
7
Between 30 and 36 inches
10
36 inches or greater
The equivalent of 3-inch caliper trees or greater needed to equal the DBH* of the removed tree.
NOTE:
*
Diameter at breast height
E. 
Applicability. This section shall not apply to agriculture or to customary lot development involving removal of less than 100 square feet on a lot that is not related to a subdivision or land development.
F. 
Specimen trees (as determined by a certified arborist) shall not be removed unless a certified arborist has determined that the tree is diseased or presents a hazard.
G. 
Forestry Activities. This section is not intended to apply to commercial forestry, which is permitted and regulated as a distinct land use in all zoning districts. See § 27-1520 et seq. (below) pertaining to forestry activities.
H. 
Preservation of Trees Within Buffer Areas. See § 27-1304C, pertaining to buffer yards.
I. 
Plot Plan Required. The owner or applicant shall provide a plot plan delineating the limits of construction and also showing the removal of all trees in excess of six inches in diameter.
[Ord. No. 2020-01, 1/6/2020]
The permanent stripping and removal of topsoil from any lot is prohibited, except on portions of a lot for which approval has been received to construct a sidewalk, structure, building, paving or a similar impermeable or engineered surface. This shall not restrict the temporary stockpiling of topsoil during construction, nor routine crop farming practices.
[Ord. No. 2020-01, 1/6/2020]
Submission of a hydrological analysis shall be required for developments that will withdraw more than 2,000 gallons per day from groundwater or surface water. The hydrological analysis shall consist of a written report prepared by a licensed professional geologist. The report shall address water availability and recharge for the project and shall include a water budget, which determines whether or not there is sufficient groundwater available for the project. No development will be permitted that is anticipated to withdraw more groundwater or surface water than typically falls on that site in an average year.
[Ord. No. 2020-01, 1/6/2020; as amended by Ord. No. 2023-2, 8/9/2023]
Forestry activities, including, but not limited to, timber harvesting, shall be a permitted-by-right and accessory use in all zoning districts of Williams Township. Forestry activities shall be conducted in accordance with the following requirements, conditions, and/or approvals.
A. 
Purpose. To preserve forests and the environmental and economic benefits they provide, it is the policy of the Township to encourage the owners of forestland to continue to use their land for forestry purposes, including the long-term production of timber, recreation, wildlife, and amenity values. The timber harvesting regulations contained in Subsections A through H are intended to further this policy by:
(1) 
Promoting good forest stewardship;
(2) 
Protecting the rights of adjoining property owners;
(3) 
Minimizing the potential for adverse environmental impacts; and
(4) 
Avoiding unreasonable and unnecessary restrictions on the right to practice forestry.
B. 
Scope; Applicability. A zoning permit shall be required for all forestry/timber harvesting activities; however, an individual property owner need not obtain a permit to cut a tree or trees as part of normal home maintenance and upkeep, and the following activities are specifically exempted:
(1) 
Removal of diseased or dead tree.
(2) 
Removal of trees which are in such a condition or physical position as to constitute a danger to the structures or occupants of properties or a public right-of-way.
(3) 
Removal of up to five trees per acre of woodlands per year, not to exceed a total of 10 trees per lot, or any combination of adjoining lots in common ownership, which are 12 inches or more in diameter, measured at breast height (dbh), and not covered by the exemptions in the foregoing two subsections.
(4) 
When a building permit is issued for a building, structure or use, the permittee may cut down any trees which exist in the space to be occupied by such building, structure or use, or within 30 feet of such building, structure or use, and all space within 10 feet of all sides of any utility line, stormwater conveyance or detention structure, driveway, parking area, water system or sewage disposal system or permitted accessory uses.
C. 
Definitions. As used in Subsections A through H, the following terms shall have the meanings given them in this section.
FELLING
The act of cutting a standing tree so that it falls to the ground.
FORESTRY
The management of forests and timberlands when practiced in accordance with accepted silvicultural principles, through developing, cultivating, harvesting, transporting, and selling trees for commercial purposes, which does not involve any land development. Clear cutting or selective cutting of forestlands for a land use change is excluded from this definition.
LANDING
A place where logs, pulpwood or firewood are assembled for transportation to processing facilities.
LANDOWNER
An individual, partnership, company, firm, association or corporation that is in actual control of forestland, whether such control is based on legal or equitable title, or on any other interest entitling the holder to sell or otherwise dispose of any or all of the timber on such land in any manner, and any agents thereof acting on their behalf, such as forestry consultants, who set up and administer timber harvesting.
LITTER
Discarded items not naturally occurring on the site such as tires, oil cans, equipment parts and other rubbish.
LOP
To cut tops and slash into smaller pieces to allow the material to settle close to the ground.
OPERATOR
An individual, partnership, company, firm, association, or corporation engaged in timber harvesting, including the agents, subcontractors, and employees thereof.
PRECOMMERCIAL TIMBER STAND IMPROVEMENT
A forest practice, such as thinning or pruning, which results in better growth, structure, species composition, or health for the residual stand but which does not yield a net income to the landowner, usually because any trees cut are of poor quality, too small or otherwise of limited marketability or value.
PROFESSIONAL FORESTER
A forester meeting one of the following requirements:
(1) 
Two years of technical forestry experience and an associate's degree in forest technology, forestry, forest management, forest ecosystem management, urban forestry, forest science, agroforestry, or a related forestry or natural sciences degree; or
(2) 
A bachelor's degree in forest technology, forestry, forest management, forest ecosystem management, urban forestry, forest science, agroforestry, or a related forestry or natural sciences degree; or
(3) 
A master's degree in forest technology, forestry, forest management, forest ecosystem management, urban forestry, forest science, agroforestry, or a related forestry or natural sciences degree.
SKIDDING
Dragging trees on the ground from the stump to the landing by any means.
SLASH
Woody debris left in the woods after logging, including lots, chunks, bark, branches, uprooted stumps and broken or uprooted trees or shrubs.
STAND
Any area of forest vegetation whose site conditions, history, and current species composition are sufficiently uniform to be managed as a unit.
STREAM
Any natural or artificial channel of conveyance for surface water with an annual or intermittent flow within a defined bed and banks.
TIMBER HARVESTING, TREE HARVESTING or LOGGING
The process of cutting down trees and removing logs from the forest for the primary purpose of sale or commercial processing into wood products. Clear cutting or selective cutting of forestlands for a land use change is excluded from this definition.
TOP
The upper portion of a felled tree that is unmerchantable because of small size, taper or defect.
WETLAND
Areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions including swamps, marshes, bogs, and similar area.
D. 
Forestry Management Plan. When harvesting, cutting, or removing 40 or more trees with a DBH of three inches or greater involving more than two acres, a forestry management plan shall be prepared and filed. A professional forester shall prepare the plan.
(1) 
Notification of Commencement or Completion. For all forestry and timber harvesting operations that are expected to exceed one acre, the landowner shall notify the Township enforcement officer at least 10 business days before the operation commences and within five business days before the operation is complete. No timber harvesting shall occur until the notice has been provided. Notification shall be in writing and shall specify the land on which harvesting will occur, the expected size of the harvest area, and, as applicable, the anticipated starting or completion date of the operation.
(2) 
Forestry Management Plan. Every landowner on whose land timber harvesting is to occur shall prepare a written forestry management plan in the form specified by this chapter. No timber harvesting shall occur until the plan has been prepared. The provisions of the plan shall be followed throughout the operation. The plan shall be available at the harvest site at all times during the operation and shall be provided to the Township enforcement officer upon request.
(3) 
Responsibility for Compliance. The landowner and the operator shall be jointly and severally responsible for complying with the terms of the forestry management plan.
E. 
Contents of the Forestry Management Plan.
(1) 
Minimum Requirements. As a minimum, the forestry management plan shall include the following:
(a) 
Design, construction, maintenance, and retirement of the access system, including haul roads, skid roads, skid trails and landings.
(b) 
Design, construction and maintenance of water control measures and structures such as culverts, broad-based dips, filter strips and water bars.
(c) 
Design, construction and maintenance of stream and wetland crossings.
(d) 
The general location of the proposed operation in relation to municipal and state highways, including any accesses to those highways.
(e) 
Copies of all required permits, submitted as an appendix to the plan.
(f) 
Proof of current general liability and/or worker's compensation insurance.
(g) 
Proof of PennDOT highway occupancy permit or Township driveway permit for temporary access, as applicable.
(2) 
Map. Each forestry management plan shall include a site map containing the following information:
(a) 
Site location and boundaries, including both the boundaries of the property on which the timber harvest will take place and the boundaries of the proposed harvest area within that property.
(b) 
Significant topographic features related to potential environmental problems.
(c) 
Location of all earth disturbance activities such as roads, landings and water control measures and structures.
(d) 
Location of all crossings of waters of the commonwealth.
(e) 
The general location of the proposed operation to municipal and state highways, including any accesses to those highways.
(3) 
Compliance with State Law. The forestry management plan shall address and comply with the requirements of all applicable state laws and regulations, including, but not limited to, the following:
(a) 
Erosion and sedimentation control regulations contained in 25 Pennsylvania Code, Chapter 102, promulgated pursuant to the Clean Streams Law (35 P.S. § 691.1 et seq.).
(b) 
Stream crossing and wetlands protection regulations contained in 25 Pennsylvania Code, Chapter 105, promulgated pursuant to the Dam Safety and Encroachments Act (32 P.S. § 693.1 et seq.).
(4) 
Compliance with Federal Law/Regulations. The forestry management plan shall address and comply with the requirements of all applicable federal laws and regulations, including, but not limited to, the best management practices (BMPs) as set forth at 33 CFR 323.4 [a][6][i-xv].
F. 
Forest Practices. The following requirements shall apply to all forestry/timber harvesting operations in the Township:
(1) 
Felling or skidding on or across any public thoroughfare is prohibited without the express written consent of the Township or the Pennsylvania Department of Transportation, whichever is responsible for maintenance of the thoroughfare.
(2) 
No tops or slash shall be left within 25 feet of any public thoroughfare or private roadway providing access to adjoining residential property.
(3) 
All tops and slash between 25 feet and 50 feet from a public roadway or private roadway providing access to adjoining residential property or within 50 feet of adjoining residential property shall be lopped to a maximum height of four feet above the surface of the ground.
(4) 
No tops or slash shall be left on or across the boundary of any property adjoining the operation without the consent of the owner thereof.
(5) 
Litter resulting from a timber harvesting operation shall be removed from the site before the operator vacates it.
(6) 
Any soil, stones and/or debris carried onto public roadways must be removed immediately.
(7) 
If proposing to engage in timber harvesting on landslide prone soils, the applicant, in their Forest Management Plan, must describe the best management practices to be employed to ensure stabilization of the soils and demonstrates compliance with the Penn State College of Agricultural Sciences publication entitled Best Management Practices for Pennsylvania Forests (2001).
(8) 
When the harvest is completed, both dirt roads used by the trucks and skid roads used to drag the logs from the woods to the loading area must be graded approximately to original contours and be seeded and mulched as necessary to establish stable ground cover.
G. 
Pursuant to 67 Pa. Code, Chapter 189, the Township may require the landowner or operator to furnish a bond to guarantee the repair of roads.
H. 
Enforcement.
(1) 
Inspections. Any official or employee of the Township may go upon the site of any timber harvesting operation before, during or after active logging to:
(a) 
Review the logging plan or any other required documents for compliance with this chapter; and
(b) 
Inspect the operation for compliance with the logging plan and other on-site requirements of this chapter.
(2) 
Violation Notices; Suspensions. Upon finding that a forestry or timber harvesting operation is in violation of any provisions of this chapter, the Township shall issue the operator and the landowner a written notice of violation describing each violation and specifying a date by which corrective action must be taken. The Township may order the immediate suspension of any operation upon finding that: 1) corrective action has not been taken by the date specified in a notice of violation; 2) the operation is proceeding without a logging plan; or 3) the operation is causing an environmental risk. Suspension orders shall be in writing, shall be issued to the operator and the landowner, and shall remain in effect until, as determined by the Township, the operation is brought into compliance with this chapter, or other applicable statutes or regulations. The landowner or the operator may appeal an order or decision of an official or employee of the Township in accordance with the provisions of the Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(3) 
Penalties. Any landowner or operator who violates any provision of this chapter, or who fails to comply with a notice of violation or suspension order issued under Subsection H(2), shall be subject to a fine of not less than $500, nor more than $1,000, plus costs and attorneys' fees, in accordance with the Pennsylvania Municipalities Planning Code.[2] Each day of continued violation of any provision of this chapter shall constitute a separate offense.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
I. 
Prior to the issuance of a zoning permit, an erosion and sediment control plan shall be submitted by the applicant to the Northampton County Conservation District for review and approval and issuance of an erosion and sediment control permit if the total area of earth disturbance (sum of area disturbed by haul roads, skid roads and landings) consists of 25 acres or more. The terms of such approval may be reflected as conditions of the zoning permit.
[Ord. No. 2020-01, 1/6/2020]
The treatment or disposal of hazardous waste at any place in Williams Township is specifically prohibited. The application or disposal of sewage sludge at any place in Williams Township other than in a sanitary landfill is specifically prohibited.
[Ord. No. 2020-01, 1/6/2020]
A. 
Buffer Yards Along Canals and Scenic Roads.
(1) 
A twenty-foot-wide buffer yard with evergreen screening shall be required to be installed on the property of the listed use in any of the following situations:
When any of the following uses:
Are adjacent to or across the street from and visible from the following:
Newly developed or expanded:
a)
Commercial or industrial use;
Delaware Canal Park or Lehigh Canal; or abutting the existing right-of-way of a "scenic road" designated in the Williams Township Comprehensive Plan
b)
Outdoor commercial or industrial storage area;
c)
Area routinely used for the parking, loading or unloading of 2 or more tractor trailers trucks;
d)
Any stormwater detention basin of more than 20,000 square feet in maximum water detention area (other than a basin that is to be planted in grass and is suitable for being mowed or will clearly resemble a natural pond)
(2) 
Standards for Buffer Yards.
(a) 
The buffer yard shall be a landscaped area free from structures, waste containers, commercial or industrial storage or display, manufacturing or processing activity, materials, storage, loading and unloading area, or vehicular parking. No new driveways or streets shall be permitted in the buffer yards except at points of ingress or egress.
(b) 
If an existing substantial natural berm or slope or dense vegetation will be maintained and will be substantial enough to meet the buffer requirements of this section, or if topographic conditions or the creation of berming by the applicant would clearly relieve the need and cause for screening, then the Zoning Officer may waive the required evergreen screening.
(c) 
Fence. Any fence that may be constructed shall be on the inside of any required evergreen screening.
(d) 
Each buffer yard shall include a planting screen of evergreen (as opposed to deciduous) trees or shrubs extending the full length of the required buffer yard. Required plant materials shall have a minimum height when planted of three feet. Plant materials used in the planting screen shall be of species, spacing, and size as can be reasonably be expected to produce, within five years, a solid year-round visual screen at least six feet in height.
B. 
Special Sign Regulations Within 800 feet of the Delaware and Lehigh Canals or a Scenic Road.
(1) 
The following regulations shall apply to any signs within 800 feet of:
(a) 
The centerline of the intended waterway of the Delaware Canal;
(b) 
Lehigh Canal; or
(c) 
The existing right-of-way of a "scenic road" identified in the Williams Township Comprehensive Plan, unless stricter or further requirements are established elsewhere, or unless the applicant clearly proves to satisfaction of the Zoning Officer that such a sign clearly would not be partially or wholly visible from:
[1] 
Any portion of such scenic road;
[2] 
Any portion of the Delaware Canal State Park; or
[3] 
The Lehigh Canal.
(2) 
Wall Signs. The area of all wall signs on any side of a building shall not be greater than 5% of the total vertical area (not including the area of any slanted roof) of the building face on which the sign(s) is located. Such signs shall be located on a maximum of two faces of the building. Such signs and/or their backing or supports shall not project above the structural roofline or ridgeline of the building to which they are attached.
(3) 
Freestanding Sign. There shall be a maximum of one freestanding sign structure per lot or principal use, whichever is most restrictive, with the maximum total sign area of 20 square feet on each of two sides. This sign structure may consist of several attached signs, within the total permitted square footage. Such sign shall have a maximum total height of nine feet above the surrounding average ground elevation.
(4) 
Freestanding signs on mobile stands that are not permanently attached to the ground, and that could be towed from one location to another, are prohibited.
(5) 
Off-premises signs are prohibited, except for signs specifically erected by an authorized federal, state, county or municipal entity for a valid public purpose.
C. 
Special Minimum Setbacks for New Accessory and Principal Buildings along Canals. The setback regulations along the Delaware and Lehigh Canals shall be as follows, unless a more restrictive or farther requirement is stated elsewhere in this chapter:
(1) 
Special minimum setbacks for new accessory and principal buildings: 150 feet from the center of the intended waterway of the Delaware Canal, and 125 feet from the Lehigh Canal (the southern shoreline of the Lehigh River), or 75 feet from the existing right-of-way of PA Rt 611.