The following minimum standards shall apply for all construction
and development proposed within any identified floodplain area.
A.
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.
B.
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 Chapter 195, § 195-24D(2)(d).
C.
The design and construction standards and specifications contained
in the 2009 International Building Code (IBC) and in the 2009 International
Residential Code (IRC), or the most recent revisions thereof, and
ASCE 24 and 34 Pa. Code (Chapters 401 to 405, as amended) shall be
utilized where they are more restrictive.
D.
Within any floodway area/district [See § 195-24D(2)(a).], no new construction or development shall be allowed unless a permit is obtained from the Department of Environmental Protection regional office.
E.
Within any AE Area/District without floodway [See § 195-24D(2)(c).], no new construction or development shall be located within the area measured 50 feet landward from the top-of-bank of any watercourse unless a permit is obtained from the Department of Environmental Protection regional office.
F.
Floodproofing of residential buildings is not permitted.
A.
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:
B.
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 § 195-24D(2)(d) of Chapter 195, Zoning.
C.
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
United States Army Corps of Engineers (June 1972, as amended March
1992) or with some other equivalent standard. All plans and specifications
for such floodproofing shall be accompanied by a statement certified
by a registered professional engineer or architect, which states that
the proposed design and methods of construction are in conformance
with the above-referenced standards.
D.
The design and construction standards and specifications contained
in the 2009 International Building Code (IBC) and in the 2009 International
Residential Code (IRC), or the most recent revisions thereof, and
ASCE 24 and 34 Pa. Code (Chapters 401 to 405, as amended) shall be
utilized where they are more restrictive.
E.
Within any floodway area/district [See § 195-24D(2)(a).], no new construction or development shall be allowed unless a permit is obtained from the Department of Environmental Protection regional office.
F.
Within any AE Area/District without floodway [(See § 195-24D(2)(c).], no new construction or development shall be located within the area measured 50 feet landward from the top-of-bank of any watercourse unless a permit is obtained from the Department of Environmental Protection regional office.
G.
Floodproofing techniques that require human intervention are not
permitted. "Human intervention" means that a person has to take some
action before the floodwater arrives, such as turn a valve, close
an opening or switch on a pump.
A.
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.
B.
Designs for meeting this requirement must either be certified by
a registered professional engineer or architect or meet or exceed
the following minimum criteria:
(1)
A minimum of two openings having a net total area of not less than
one square inch for every square foot of enclosed space;
(2)
The bottom of all openings shall be no higher than one foot above
grade; and
(3)
Openings may be equipped with screens, louvers or other coverings
or devices, provided that they permit the automatic entry and exit
of floodwaters.
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 a 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.
A.
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 any existing structure, the following provisions shall
apply.
B.
The following provisions shall apply whenever any improvement is
made to an existing structure located within any identified floodplain
area:
(1)
No expansion or enlargement of an existing structure shall be allowed
within any floodway area/district that would cause any increase in
BFE.
(2)
No expansion or enlargement of an existing structure shall be allowed
within an AE Area/District without floodway that would, together with
all other existing and anticipated development, increase the BFE more
than one foot at any point.
(3)
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 in full compliance with the provisions of
this chapter.
(4)
The above activity shall also address the requirements of 34 Pa.
Code, as amended, and the 2009 IBC and the 2009 IRC.
(5)
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.
(6)
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.
Structures located within the Floodplain Conservation District
may be rebuilt if destroyed by fire or other catastrophe, provided
that the reconstruction shall be in compliance with the floodproofing
or elevation requirements of this chapter and, if located in the floodway,
shall not result in an increase in the base flood elevation.
If fill is used, it shall:
A.
Extend laterally at least 15 feet beyond the building line from all
points.
B.
Fill shall consist of soil or rock materials only. Sanitary landfills
shall not be permitted.
C.
Fill material shall be compacted to provide the necessary stability
and resistance to erosion, scouring or settling.
D.
Fill slopes shall be no steeper than one vertical on two horizontal,
unless substantiating data justifying steeper slopes is submitted
to and approved by the Township Engineer or Floodplain Administrator.
E.
Fill shall be used only to the extent to which it does not adversely
affect adjacent properties.
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.
A.
All buildings and structures shall be firmly anchored in accordance
with accepted engineering practices to prevent flotation, collapse
or other movement, thus reducing the threat to life and property and
decreasing the possibility of the blockage of bridge openings and
other restricted sections of the watercourse.
B.
All air ducts, large pipes and storage tanks and other similar objects
or components located at or below the base flood elevation shall be
firmly anchored in accordance with accepted engineering practices
to prevent flotation.
Where located at or below the regulatory flood elevation:
A.
Wood flooring shall be installed to accommodate a lateral expansion
of the flooring, perpendicular to the flooring grain, without incurring
structural damage to the building.
B.
Plywood shall be of an exterior or marine grade and of a water-resistant
or waterproof variety.
C.
Walls and ceilings in nonresidential structures shall be designed
and constructed of materials that are water-resistant and have sufficient
wet strength and be so installed as to survive inundation.
D.
Window frames, door frames, door jambs and other components shall
be made of metal or other water-resistant material.
A.
All electric water heaters, electric furnaces, electric air-conditioning
and ventilating systems and other electrical equipment or apparatus
shall be permitted only at elevations above the base flood elevation.
B.
No electrical distribution panels shall be allowed at an elevation
less than three feet above the base flood elevation.
C.
Separate electrical circuits shall serve lower levels and shall be
dropped from above.
A.
Water heaters, furnaces, air-conditioning and ventilating units and
other electrical, mechanical or utility equipment or apparatus shall
be permitted only at elevations above the regulatory flood elevation.
B.
All gas and oil supply systems shall be designed to prevent the infiltration
of floodwaters into the systems and discharges from the systems into
floodwaters. Additional provisions shall be made for the drainage
of these systems in the event that floodwater infiltration occurs.
C.
On-site sewage disposal systems are prohibited in a floodplain.
Where located at or below the regulatory flood elevation:
A.
Adhesives shall have a bonding strength that is unaffected by inundation
(i.e., marine or water-resistant quality).
B.
All wooden components (doors, trim, cabinets, etc.) shall be sealed
with a marine or water-resistant quality or similar product.
C.
Paints or other finishes shall be capable of surviving inundation
(i.e., marine or water-resistant quality).
No materials that are buoyant, flammable, explosive or, in time of flooding, could be injurious to human, animal or plant life and not listed in § 195-24E(3)(g) of Chapter 195, Zoning, shall be stored below the regulatory flood elevation.
Where permitted (by variance) within any identified floodplain
area:
A.
All manufactured homes, and any additions thereto, shall be anchored
to resist flotation, collapse or lateral movement by providing over-the-top
and frame ties to ground anchors in accordance with the following:
(1)
Over-the-top ties shall be provided at each of the four corners of
the manufactured home, with two additional ties per side at intermediate
locations for units 50 feet or more in length, and one additional
tie per side for units less than 50 feet in length.
(2)
Frame ties shall be provided at each corner of the manufactured home,
with five additional ties per side at intermediate locations for units
50 feet or more in length, and four additional ties per side for units
less than 50 feet in length.
(3)
All components of the anchoring system shall be capable of carrying
a force of 4,800 pounds and resisting a minimum wind velocity of 90
miles per hour.
B.
All manufactured homes, and any additions thereto, shall also be
elevated in accordance with the following requirements:
(1)
The stands or lots shall be elevated on compacted fill or on pilings
so that the lowest floor of the manufactured home will be at least
1 1/2 feet above the base flood elevation.
(2)
Adequate surface drainage is provided, as required in the Upper Gwynedd
Township Land Subdivision Regulations of May 27, 1963, as amended.[1]
(3)
Adequate access for a hauler is provided.
(4)
Where pilings are used for elevation, the lots shall be large enough
to permit steps; piling foundations shall be placed in stable soil
no more than 10 feet apart; reinforcement shall be provided for pilings
that will extend for six feet or more above the ground level.
C.
All manufactured homes shall be placed on a permanent foundation
and shall have all ductwork and utilities, including HVAC/heat pump,
elevated to the regulatory flood elevation.
D.
An evacuation plan indicating alternate vehicular access and escape
routes shall be filed with the appropriate disaster preparedness authorities
for mobile home subdivisions.
E.
Placement of a manufactured home on a lot shall require a building
permit under this chapter.
F.
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 United States Department of Housing and Urban
Development's "Permanent Foundations for Manufactured Housing,"
1984 Edition, draft or latest revision thereto, and 34 Pa. Code Chapters
401 to 405 shall apply.
G.
Consideration shall be given to the installation requirements of
the 2009 IBC and the 2009 IRC, or the most recent revisions thereto,
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 proposed unit(s)'
installation.
Within any identified floodplain area, recreational vehicles
shall be prohibited. If a variance is obtained in accordance with
the criteria in Article VIII,[1] then the following provisions apply:
Storm drainage facilities shall be designed to convey the flow
of stormwater runoff in a safe and efficient manner. The system shall
ensure 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.
A.
All new or replacement water supply and sanitary sewer facilities
and systems shall be located, designed and constructed to minimize
or eliminate flood damages and the infiltration of floodwaters.
B.
Sanitary sewer facilities and systems shall be designed to prevent
the discharge of untreated sewage into floodwaters.
C.
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.
D.
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.
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.
The finished elevation of all new streets shall be no more than
one foot below the regulatory flood elevation.
The standards and specifications contained in 34 Pa. Code (Chapters
401 to 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:
A.
International Building Code (IBC) 2009, or the latest edition thereof:
Sections 801, 1202, 1403, 1603, 1605, 1612, 3402, and Appendix G.
B.
International Residential Building Code (IRC) 2009, or the latest
edition thereof: Sections R104, R105, R109, R323, Appendix AE101,
Appendix E and Appendix J.
A.
If compliance with the elevation or floodproofing requirements stated
in this chapter would result in an exceptional hardship for a prospective
builder, developer or landowner, the Board of Commissioners may, upon
request, grant relief from the strict application of the requirement.
B.
Relief issued shall conform to the following general guidelines:
(1)
Any new residential structure or substantial improvement of a residential
structure which cannot be elevated to 1 1/2 feet above the base
flood elevation shall be elevated to the maximum extent possible and
floodproofed for the remaining height to the above specified level
in accordance with the requirements established for the W1 through
W4 classes in the Office of the Chief of Engineers, United States
Army, Publication Number EP 1165-2-314, June 1972, and as subsequently
amended.
(2)
Any modification, alteration, reconstruction or improvement of any kind to an existing residential structure to an extent or amount of less than 50% of its market value, which cannot be elevated and/or floodproofed to the base flood elevation, shall be elevated to the maximum extent possible and floodproofed for the remaining height to the base flood elevation in accordance with the requirements established for the W3 and W4 classes in the publication referenced in § 103-25B(1).
(3)
Any new nonresidential structure or substantial improvement of a nonresidential structure which cannot be elevated or floodproofed to the required specifications shall be elevated to the maximum extent possible and floodproofed for the remaining height to at least one foot above the base flood elevation or floodproofed to at least one foot above the base flood elevation. The floodproofing measures shall satisfy the requirements of the W3 and W4 classes in the publication referenced in § 103-25B(1).
(4)
Any modification, alteration, reconstruction or improvement of any kind to an existing nonresidential structure to an extent or amount of less than 50% of its market value, which cannot be elevated or floodproofed to the base flood elevation, shall be elevated to the maximum extent possible and floodproofed for the remaining height to the base flood elevation or floodproofed to the base flood elevation. The floodproofing measures shall satisfy the requirements of the W3 and W4 classes in the publication referenced in § 103-25B(1).
C.
Requests for relief from the strict application of the provisions
of this chapter may be granted by the Township in accordance with
the following procedures and criteria.
(1)
No relief shall be granted for any construction, development, use
or activity within any floodway that would cause any increase in the
base flood elevation.
(2)
If granted, relief shall involve only the least modification necessary.
(3)
In granting relief, the Township may 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.
(5)
In reviewing any request for relief, the Township shall consider,
but not be limited to, the following:
(a)
That there is good and sufficient cause.
(b)
That failure to grant the relief would result in exceptional
hardship to the applicant.
(c)
That the granting of the relief will not result in any unacceptable
or prohibited increased flood heights, additional threats to public
safety, extraordinary public expense, create nuisances, cause fraud
on or victimization of the public or conflict with any other applicable
local or state ordinances and regulations.
(6)
A complete record of all requests for relief and related actions
shall be maintained by the Township. In addition, a report of all
variances granted during the year shall be included in the annual
report to the Federal Insurance Administration.
D.
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.
