[Adopted 10-10-1989 by Ord. No. 845-89 as Ch. 80, Art. IV, of the 1989 Code]
In order to prevent excessive damage to buildings and structures due to flooding conditions, the following provisions shall apply to all proposed construction or development occurring in any of the floodplain districts designated in Chapter 224, Zoning, as amended.
The following are special definitions which shall be used in making reasonable interpretations of the provisions contained in this article:
BASEMENT (level on all sides)
Any area of the building having its floor below ground.
[Added 9-9-1996 by Ord. No. 1033-96]
COMPLETELY DRY SPACE
A space which will remain totally dry during flooding; the structure is designed and constructed to prevent the passage of water and water vapor.
CONSTRUCTION
The construction, reconstruction, renovation, repair, extension, expansion, alteration or relocation of a building or structure, including the placement of mobile homes.
DESIGNATED FLOODPLAIN DISTRICTS
Those floodplain districts specifically designated in Chapter 224, Zoning, as being inundated primarily by the one-hundred-year flood. Included would be areas identified as Floodway District (FW), Flood-Fringe District (FF) and General Floodplain District (FA).
DESIGNATED FLOODWAY DISTRICT OR AREA
The channel of a river or other watercourse and the adjacent land areas required to carry and discharge a flood of the one-hundred-year magnitude as specifically defined in Chapter 224, Zoning.
DEVELOPMENT
Any man-made change to improved or unimproved real estate, including but not limited to buildings or other structures, the placement of mobile homes, streets and other paving, utilities mining, dredging, filling, grading, excavation or drilling operations, subdivision of land and the storage of equipment and materials.
[Amended 9-9-1996 by Ord. No. 1033-96]
ESSENTIALLY DRY SPACE
A space which will remain dry during flooding, except for the passage of some water vapor or minor seepage; the structure is substantially impermeable to the passage of water.
FLOODPROOFING
Any combination of structural and nonstructural addition, 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.
HISTORIC STRUCTURE
Any structure that is:
[Added 9-9-1996 by Ord. No. 1033-96]
A. 
Listed individually on the National Register of Historic Places (a listing maintained by the Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listings 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 historic places in states with historic preservation programs that have been 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 an 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 open space is not designed and built so that the structure is in violation of the applicable nonelevation design requirements of this article.
[Added 9-9-1996 by Ord. No. 1033-96]
MOBILE HOME
A transportable, single-family dwelling, intended for permanent occupancy, office or place of assembly, contained in one or more sections, built on a permanent chassis, which arrives at a site complete and ready for occupancy except for minor incidental unpacking and assembly operations, and constructed so that it may be used with or without a permanent foundation. The term includes park trailers, travel trailers, recreational and other similar vehicles which are placed in a site for more than 180 consecutive days.
[Amended 9-9-1996 by Ord. No. 1033-96]
MOBILE HOME PARK
A parcel of land under single ownership which has been planned and improved for the placement of two or more mobile homes for nontransient use.
NEW CONSTRUCTION
Structures for which the start of construction commenced on or after May 10, 1982, and includes any subsequent improvements thereto.
[Added 9-9-1996 by Ord. No. 1033-96]
OBSTRUCTIONS
Any wall, dam, wharf, embankment, levee, dike, pile abutment, projection, excavation, channel, rectification, culvert, building, fence, stockpile, refuse, fill, structure or matter in, along, across or projecting into any channel, watercourse designated floodplain district, which may impede, retard or change the direction of the flow of water either in itself or by catching or collecting debris carried by such water or is placed where the flow of the water might carry the same downstream to the damage of life and property.
ONE-HUNDRED-YEAR FLOOD
A flood that, on the average, is likely to occur once every 100 years (i.e., that has a one-percent chance of occurring each year, although the flood may occur in any year). This is more precisely defined/delineated in Chapter 224, Zoning.
RECREATIONAL VEHICLE
A vehicle which is built on a single chassis; not more than 400 square feet, measured at the largest horizontal projections; designed to be self-propelled or permanently towable by a light-duty truck; and not designed for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel or seasonal use.
[Added 9-9-1996 by Ord. No. 1033-96]
REGULATORY FLOOD ELEVATION
The one-hundred-year flood elevation, plus a freeboard safety factor of 1 1/2 feet.
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.
[Added 9-9-1996 by Ord. No. 1033-96]
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 start of construction of the improvement. This term includes structures which have incurred substantial damage, regardless of the actual repair work performed. The term does not, however, include either:
[Added 9-9-1996 by Ord. No. 1033-96]
A. 
Any project for improvement of a structure to correct existing violations 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; or
B. 
An alteration of an historic structure, provided that the alteration will not preclude the structure's continued designation as an historic structure.
[Amended 9-9-1996 by Ord. No. 1033-96]
A. 
Residential structures. Within any designated Floodway (FW), Flood-Fringe (FF) or General Floodplain (FA) District, the lowest floor, including basement, of any new construction or substantial improvement of a residential structure shall be at least 1 1/2 feet above the one-hundred-year flood elevation.
B. 
Nonresidential structures.
(1) 
Within any designated Floodway (FW), Flood-Fringe (FF) or General Floodplain (FA) District, the lowest floor, including basement, of any new construction or substantial improvement of a nonresidential structure shall be at least 1 1/2 feet above the one-hundred-year-flood elevation or be designed and constructed so that the space enclosed by such structure shall remain either completely or essentially dry during any flood up to that height.
(2) 
Any structure, or part thereof, which will not be completely or adequately elevated shall be designed and constructed to be completely or essentially dry in accordance with the standards contained in the publication entitled "Floodproofing Regulations" (United States Army Corps of Engineers, June 1972) or some other equivalent standard for that type of construction. 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.
(3) 
Space below the lowest floor.
(a) 
Requirements.
[1] 
Fully enclosed space below the lowest floor (including basement) is prohibited.
[2] 
Partially enclosed space below the lowest floor (including basement) which will be used solely for the parking of a vehicle, building access or incidental storage in an area other than a basement shall be designed and constructed to allow for the automatic entry and exit of floodwaters for the purpose of equalizing hydrostatic forces on exterior walls. The term "partially 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 shall be provided.
[2] 
The bottom of all openings shall be no higher than one foot above grade.
[3] 
Openings may be equipped with screens, louvers, etc., or other coverings or devices, provided that they permit the automatic entry and exit of floodwater.
C. 
Accessory structures. Structures accessory to a principal building need not be elevated or floodproofed to remain dry, but shall comply, at a minimum, with the following requirements:
(1) 
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.
(2) 
Floor area shall not exceed 600 square feet.
(3) 
The structure will have a low damage potential.
(4) 
The structure will be located on a site so as to cause the least obstruction to the flow of floodwaters.
(5) 
Power lines, wiring and outlets will be at least 1 1/2 feet above the one-hundred-year-flood elevation.
(6) 
Permanently affixed utility equipment and appliances, such as furnaces, heaters, washers, dryers, etc., are prohibited.
(7) 
Sanitary facilities are prohibited.
(8) 
The structure shall be adequately anchored to prevent flotation or movement and shall be designed to automatically provide for the entry and exit of floodwaters for the purpose of equalizing hydrostatic forces on the walls. Designs for meeting this requirement must either be certified by a registered professional engineer or 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 shall be provided.
(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.
[Amended 10-23-2006 by Ord. No. 1278-2006]
The following minimum standards shall apply for all construction and development within any identified floodplain area:
A. 
Drainage facilities. Storm drainage facilities shall be designed to convey the flow of stormwater runoff in a safe and efficient manner. The system shall ensure drainage at all points 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.
B. 
Sanitary sewer facilities. All new or replacement sanitary sewer facilities and private package sewage treatment plants, including all pumping stations and collector systems, shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharges from the systems into the floodwaters. In addition, they should be located and constructed to minimize or eliminate flood damage and impairment.
C. 
Water facilities. All new or replacement water facilities shall be designed to minimize or eliminate infiltration of floodwaters into the system and be located and constructed to minimize or eliminate flood damages.
D. 
Streets. The finished elevation of proposed new streets shall be no more than one foot below the regulatory flood elevation.
E. 
Utilities. All utilities, such as gas lines and electrical and telephone systems, being placed in flood-prone areas should be located, elevated (where possible) and constructed to minimize the chance of impairment during a flood.
F. 
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, unless substantiated data justifying steeper slopes are submitted to and approved by the Codes Enforcement Officer.
(5) 
Be used to the extent to which it does not adversely affect adjacent properties.
G. 
Placement of buildings and structures. All buildings and structures shall be constructed and placed on the lot so as to offer the minimum obstruction to the flow of water. In so doing, consideration shall be given to their effect upon the flow and height of floodwaters.
H. 
Anchoring.
(1) 
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.
(2) 
All air ducts, large pipes and storage tanks located at or below the regulatory flood elevation shall be firmly anchored in accordance with accepted engineering practices to prevent flotation.
I. 
Floors, walls and ceilings. Where located at or below the regulatory flood elevation:
(1) 
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.
(2) 
Plywood shall be of any exterior or marine grade and of a water-resistant or waterproof variety.
(3) 
Walls and ceilings in nonresidential structures shall have sufficient wet strength and be so installed as to survive inundation.
(4) 
Window frames, door frames, door jambs and other components shall be made of metal or other water-resistant material.
J. 
Electrical systems.
(1) 
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 regulatory flood elevation.
(2) 
No electrical distribution panels shall be allowed at an elevation less than three feet above the level of the one-hundred-year flood elevation.
(3) 
Separate electrical circuits shall serve lower levels and shall be dropped from above.
K. 
Plumbing.
(1) 
Water heaters, furnaces and other mechanical equipment or apparatus shall be permitted only at elevations above the regulatory flood.
(2) 
No part of any on-site sewage disposal system shall be constructed within any designated floodplain districts.
(3) 
Water supply systems and sanitary sewage systems shall be designed to preclude infiltration of floodwaters into the systems and discharges from the system into floodwaters.
(4) 
All gas and oil supply systems shall be designed to preclude 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.
L. 
Paint and adhesive. Where located at or below the regulatory flood elevation:
(1) 
Adhesives shall have a bonding strength that is unaffected by inundation (i.e., marine or water-resistant quality).
(2) 
All wooden components (doors, trim, cabinets, etc.) shall be sealed with a marine or water-resistant quality or similar product.
(3) 
Paints or other finishes shall be capable of surviving inundation (i.e., marine or water-resistant quality).
M. 
Storage. No materials that are buoyant, flammable, explosive or, in time of flooding, could be injurious to human, animal or plant life, shall be stored below the regulatory flood elevation.
N. 
Compliance with UCC, Building Code and Residential Building Code. The standards and specifications contained in 34 Pa. Code, Chapters 401 through 405, and Sections 801, 1202, 1403, 1603, 1605, 1612, 3402, and Appendix G of the International Building Code (IBC) 2003, or the latest edition thereof, as adopted by the City on November 22, 1993, in Ordinance No. 944-93, as amended, and Sections R104, R105, R109, R323, Appendix AE101, Appendix E and Appendix J of the International Residential Code (IRC) 2003, or the latest edition thereof, as adopted by the City on November 22, 1993, in Ordinance No. 948-93, as amended, shall apply to all construction and development in the floodplain to the extent such regulations are more restrictive and/or supplement the requirements of this ordinance.
A. 
All mobile homes and any additions thereto shall be placed on a permanent foundation and anchored to resist flotation, collapse or lateral movement by providing over-the-top and frame ties to ground anchors in accordance with the American National Standards Institute and National Fire Protection Association Standards as specified in the Standard for the Installation of Mobile Homes Including Mobile Home Part Requirements [NFPA No. 501A-1974 (ANSI A119.3 1975)], as amended, for Mobile Homes in Hurricane Zones or other appropriate standards such as the following:
[Amended 9-9-1996 by Ord. No. 1033-96]
(1) 
Over-the-top ties shall be provided at each of the four corners of the mobile 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 mobile 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 per square inch.
B. 
All mobile homes and any additions thereto shall also be elevated in accordance with the following requirements:
(1) 
The stand or lots shall be elevated on compacted fill, or on pilings so that the lowest floor of the mobile home will be at or above the elevation of the regulatory flood elevation.
(2) 
Adequate surface drainage is provided.
(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. 
An evacuation plan indicating the primary and at least one secondary vehicular access and escape route shall be filed with the Codes Office and Fire and Police Departments for mobile home parks and mobile home subdivisions where appropriate. Each mobile home in such a park shall have a copy of said evacuation plan.
D. 
No mobile homes shall be placed in any designated floodway district or area.
Structures existing in any designated floodplain districts prior to the enactment of this article, but which are not in compliance with these provisions, may continue to remain subject to the following:
A. 
Existing structures located in a designated floodway district or area shall not be expanded or enlarged unless the effect of the proposed expansion or enlargement on flood heights is fully offset by accompanying improvements.
B. 
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.
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 be undertaken only in full compliance with the provisions of this article.
A. 
If compliance with the elevation or floodproofing requirements stated above would result in an exceptional hardship for a prospective building developer or landowner, the Planning Commission may, upon request, grant relief from the strict application of the requirements.
B. 
Requests for variances to the strict application of the provisions of this article may be granted by the City in accordance with the following procedures and criteria:
(1) 
No variances shall be granted for any construction, development, use or activity within any designated Floodway (FW) District that would cause any increase in the one-hundred-year elevation.
(2) 
If granted, a variance shall involve only the least modification necessary to provide relief.
(3) 
In granting any variance, the Planning Commission 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 article.
(4) 
Whenever a variance is granted, the Planning Commission shall notify the applicant in writing that:
(a) 
The granting of the variance may result in increased premium rates for flood insurance.
(b) 
Such variances may increase the risks to life and property.
(5) 
In reviewing any request for a variance, the Planning Commission shall consider, but not be limited to, the following:
(a) 
That there is good and sufficient cause.
(b) 
That failure to grant the variance would result in exceptional hardship to the applicant.
(c) 
That the granting of the variance 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 variance requests and related actions shall be maintained by the Codes Enforcement Officer. In addition, a report of all variances granted during the year shall be included in the annual report to the Federal Emergency Management Agency.
[Amended 10-23-2006 by Ord. No. 1278-2006]
C. 
Notwithstanding any of the above, however, all structures shall be designed and constructed so as to have the capability of resisting the hydrostatic and hydrodynamic load and pressures and effects of buoyancy of the one-hundred-year flood.
A. 
Plan requirements. In addition to the permit application requirements normally required under the City Building Code, as amended, the Codes Enforcement Officer shall require the following specific information to be included as part of the application for a building permit:
(1) 
A plan which details the:
(a) 
Existing and proposed contours and/or elevation (in relation to mean sea level, i.e., the National Geodetic Vertical Datum of 1929) of the ground and the lowest floor of proposed construction.
(b) 
One-hundred-year-flood elevation.
(c) 
Other associated factors such as pressures and impact forces, etc.
(d) 
Storage elevations.
(e) 
Size of the structures.
(f) 
Location and elevations of streets, water supply and sanitary facilities.
(g) 
Soil types.
(h) 
Floodproofing measures, including specific reference to the level of the floodproofing in relation to the one-hundred-year flood.
(2) 
A document, certified by a registered professional engineer or architect, which states that the proposed construction has been adequately designed to withstand the flood depths, pressures, velocities, impact and uplift forces and other hydrostatic, hydrodynamic and buoyancy factors associated with the one-hundred-year flood. Such statement shall include a description of the type and extent of floodproofing measures which have been incorporated into the design of the structures.
(3) 
The building permit application for any site where flood damage has occurred and which any claim or potential claim under the National Flood Insurance Program shall also include:
[Added 10-23-2006 by Ord. No. 1278-2006]
(a) 
Site location, including address;
(b) 
A brief description of proposed work and estimated cost, including a breakout of the flood-related cost and the market value of the building before the flood damage occurred.
B. 
Review by County Conservation District. A copy of all applications and plans for construction or development in any designated floodplain district to be considered for approval shall be submitted by the City Codes Enforcement Officer 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 City Codes Enforcement Officer for possible incorporation into the proposed plan.
C. 
Other permits issuance requirements. Prior to the issuance of any building permit, the Codes Enforcement Officer shall review the application for a permit to determine if all other necessary governmental permits such as those required by state and federal laws have been obtained, including those required by Act 537, the Pennsylvania Sewage Facilities Act, the Pennsylvania Water Obstructions Act of 1913, and the Federal Water Pollution Control Act Amendments of 1972, Section 404, 33 U.S.C. 1334. No permit shall be issued until this determination has been made.
D. 
Start of construction. For purposes of implementation of these provisions, construction shall be considered to have started with the first placement of permanent construction on the site, such as the pouring of slabs or footings or any work beyond the stage of excavation. For a structure without a basement or poured footings, the start of construction includes the first permanent framing or assembly of the structure or any part thereof on its pilings or foundation, or the affixing of any prefabricated structures or mobile home to its permanent site. Permanent construction does not include land preparation, land clearing, grading, filling, excavation for basement, footings, piers or foundations, erection of temporary or the installation of sewer, gas and water pipes, or electric or other service lines from the street.