In conjunction with the granting any variance, the Township
shall attach the following technical provisions to the proposal for
which the variance has been granted. These conditions and safeguards
are necessary in order to protect the public health, safety, and welfare
of the residents of Lower Providence Township.
A.
Pertaining to the alteration or relocation of watercourse.
(1)
No encroachment, alteration, or improvement of any kind shall be
made to any watercourse until all adjacent municipalities which may
be affected by such action have been notified by the Township, and
until all required permits or approvals have been first obtained from
PA DEP 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, FEMA and PA DCED, shall be notified prior to any alteration
or relocation of any watercourse.
B.
The Township shall require technical or scientific data to be submitted
to FEMA for a LOMR within six months of the completion of any new
construction, development, or other activity resulting in changes
in the BFE. A LOMR or CLOMR is required for:
(1)
Any proposed development that causes a rise in the BFEs within the
floodway; or
(2)
Any proposed development occurring in Zone AE, which will cause a
rise of more than one foot in the BFE; or
(3)
Proposed alteration or relocation of a watercourse including, but
not limited to, the installation of culverts and bridges.
A.
Residential structures.
(1)
In Zone AE, any new construction or substantial improvement shall
have the lowest habitable floor elevated one and one-half feet above
the BFE (basements are prohibited).
(2)
In the Zone A, where there are no BFEs specified on the FIRMs, any new construction or substantial improvement shall have the lowest habitable floor elevated one and one-half feet above the BFE determined in accordance with Article III of this chapter relating to the A Zone.
(3)
In all other areas of the FCD, any new construction or substantial
improvement shall have the lowest habitable floor elevated one and
one-half feet above the BFE as determined in accordance with this
chapter or above the highest adjacent grade, whichever has the higher
elevation.
(4)
The design and construction standards and specifications contained
in the 2009 IBC and in the 2009 IRC, or the most recent revisions
thereof; ASCE 24; and 34 Pa. Code Chapters 401 through 405, as amended,
shall be utilized.
B.
Nonresidential structures.
(1)
In Zone AE, any new construction or substantial improvement of a
nonresidential structure shall have the lowest habitable floor elevated
one and one-half feet above the BFE, and be designed and constructed
so that the space enclosed below the RFE:
(2)
In Zone A, where there are no BFEs are specified on the FIRMs, any new construction or substantial improvement shall have the basement floodproofed and the lowest habitable floor elevated one and one-half feet above the BFE determined in accordance with Article III of this chapter relating to the A Zone.
(3)
In all other areas of the FCD, any new construction or substantial
improvement shall have the basement floodproofed and lowest habitable
floor elevated one and one-half feet above the BFE as determined in
accordance with this chapter or above the highest adjacent grade,
whichever has the higher elevation.
(4)
Any nonresidential structure, or part thereof, made watertight below
the RFE shall be floodproofed in accordance with the WI or W2 space
classification standards contained in the publication entitled "Flood-Proofing
Regulations" published by the US ACE (June 1972, as amended March
1992) or with some other approved equivalent standard. All plans and
specifications for such floodproofing shall be accompanied by a statement
certified by a licensed professional engineer or architect which states
that the proposed design and methods of construction are in conformance
with the above referenced standards.
(5)
The design and construction standards and specifications contained
in the 2009 IBC and in the 2009 IRC, or the most recent revisions
thereof; ASCE 24; and 34 Pa. Code Chapters 401 through 405, as amended,
shall be used.
C.
Space below the lowest floor.
(1)
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.
(2)
Designs for meeting this requirement in Subsection C(1) above must either be certified by a licensed professional engineer or architect, or meet or exceed the following minimum criteria:
(a)
Minimum of two openings having a net total area of not less
than one square inch for every one square foot of enclosed space;
(b)
The bottom of all openings shall be no higher than one foot
above grade; and
(c)
Openings may be equipped with screens, louvers, etc., or other
coverings or devices, provided that they permit the automatic entry
and exit of floodwaters.
D.
Accessory structures.
(1)
Accessory structures need not be elevated or floodproofed to remain
dry, but shall comply, at a minimum, with the following requirements:
(a)
The structure shall not be designed or used for human habitation,
but shall be limited to the parking of vehicles, or to the storage
of tools, material, and equipment related to the principal use or
activity on the property;
(b)
Floor area shall not exceed 100 square feet;
(c)
The structure will have a low damage potential;
(d)
The structure will be located on the site so as to cause the
least obstruction to the flow of floodwaters;
(e)
Power lines, wiring, and outlets will be elevated to the RFE;
(f)
Permanently affixed utility equipment and appliances such as
furnaces, heaters, washers, dryers, etc., are prohibited;
(g)
Sanitary facilities are prohibited; and
(h)
The structure shall be adequately anchored to prevent flotation
or movement and shall be designed to automatically provide for the
entry and exit of floodwater for the purpose of equalizing hydrostatic
forces on the walls. Designs for meeting this requirement must either
be certified by a licensed 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 one 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, etc., or other
coverings or devices, provided that they permit the automatic entry
and exit of floodwaters.
A.
Development which may endanger human life. In accordance with the
Pennsylvania Flood Plain Management Act (Act 166 of 1978), and the
regulations adopted by PA DCED as required by the Pennsylvania Flood
Plain Management Act (Act 166 of 1978), 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. The following list of materials and substances are considered
dangerous to human life:
(1)
Acetone;
(2)
Ammonia;
(3)
Benzene;
(4)
Calcium carbide;
(5)
Carbon disulfide;
(6)
Celluloid;
(7)
Chlorine;
(8)
Hydrochloric acid;
(9)
Hydrocyanic acid;
(10)
Magnesium;
(11)
Nitric acid and oxides of nitrogen;
(12)
Petroleum products (gasoline, fuel oil, etc.);
(13)
Phosphorus;
(14)
Potassium;
(15)
Sodium;
(16)
Sulfur and sulfur products;
(17)
Pesticides (including insecticides, fungicides, and rodenticides);
and
(18)
Radioactive substances, insofar as such substances are not otherwise
regulated.
B.
Within the FCD, any structure of the kind described in Subsection A above, shall be prohibited. No variance shall be granted to permit any such structure, or part thereof, within a floodway.
C.
Where permitted by a variance within the floodplain fringe and alluvial soils area, any new or substantially improved structure of the kind described in Subsection A above shall be:
(1)
Elevated or designed and constructed to remain completely dry up
to at least one and one-half feet above the BFE;
(2)
Designed to prevent pollution from the structure or activity during
the course of a base flood; and
(3)
Any such nonresidential structure, or part thereof, that will be
built below the RFE shall be designed and constructed in accordance
with the standards for completely dry floodproofing contained in the
publication "Flood-Proofing Regulations" (US ACE, June 1972 as amended
March 1992), or with some other equivalent watertight standard.
The following minimum standards shall apply for all construction
and development proposed within the FCD:
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 to two horizontal feet unless data
justifying steeper slopes and substantiated by a licensed engineer
are submitted to, and approved by the Floodplain Administrator, at
his/her discretion; 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.
Such facilities shall insure proper drainage along streets, and provide
positive drainage away from buildings. The facilities 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 supply and sanitary sewer facilities
and systems shall be located, designed, and constructed to minimize
or eliminate flood damages and the infiltration of floodwaters.
(2)
Sanitary sewer facilities and systems shall be designed to prevent
the discharge of untreated sewage into floodwaters.
(3)
No part of any on-site sewage system shall be located within the
FCD 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 #348,
"Protecting Building Utilities from Flood Damages" and "The International
Private Sewage Disposal Code" shall be utilized and complied with.
D.
Other utilities. All other utilities, such as gas lines, electrical
systems, 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 less
than the RFE.
F.
Storage. All materials that are buoyant, flammable, explosive, or in times of flooding could be injurious to human, animal, or plant life, and not listed in Article VI relating to development which may endanger human life in special technical requirements shall be stored at or above the RFE 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 no obstruction
to the flow of water and shall be designed to have no 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 RFE shall be securely anchored or
affixed to prevent flotation.
I.
Floors, walls, and ceilings.
(1)
Wood flooring used at or below the RFE 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 RFE shall be of a marine or water-resistant
variety.
(3)
Walls and ceilings at or below the RFE 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 RFE shall be
made of metal or other water-resistant material.
J.
Paints and adhesives.
(1)
Paints and other finishes used at or below the RFE shall be of marine
or water-resistant variety.
(2)
Adhesives used at or below the RFE 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.
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 RFE.
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.
UCC coordination. The standards and specifications contained in 34
Pa. Code Chapters 401 through 405, as amended, including, but not
limited to the following provisions, shall apply to the above and
other sections and subsections of this chapter, to the extent that
they are more restrictive and/or supplement the requirements of this
chapter.