Township of Plumstead, PA TECHNICAL PROVISIONS

No encroachment, alteration, or improvement of any kind shall be made to any watercourse until all adjacent municipalities which may be affected by such action have been notified by the Township, and until all required permits or approvals have been first obtained from the Department of Environmental Protection Regional Office.

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.

In addition, FEMA and Pennsylvania Department of Community and Economic Development shall be notified prior to any alteration or relocation of any watercourse included in the FIS.

When a community proposes to permit the following encroachments: any development that causes a rise in the base flood elevations within the floodway, or alteration or relocation of a stream including but not limited to installing culverts and bridges within identified floodplain A or AE Areas (refer to § 8-402B and C) the applicant shall (as per 44 CFR Part 65.12):

Apply to FEMA for conditional approval of such action prior to permitting the encroachments to occur.

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.

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 in accordance with 44 CFR Part 67.

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.

Within any identified floodplain area (refer to § 8-402) no new construction or development shall be located within the area measured 50 feet landward from the top-of-bank of any watercourse, except for roads, driveways and utility crossings where the appropriate permit is obtained from the Department of Environmental Protection Regional Office.

§ 8-502 Elevation and Floodproofing Requirements.

[Ord. 2015-01, 1/27/2015]

Residential structures when permitted as a variance by the Zoning Hearing Board:

In AE Zones, any new construction or substantial improvement shall have the lowest floor (including basement) elevated to, or above, the regulatory flood elevation.

In AE 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 to, or above, the regulatory flood elevation determined in accordance with § 8-402C of this chapter.

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 Title 34 Pa. Code Chapters 401 through 405, as amended, shall be utilized, where they are more restrictive.

Nonresidential structures when permitted as a variance by the Zoning Hearing Board:

In AE Zones, any new construction or substantial improvement of a nonresidential structure shall have the lowest floor (including basement) elevated 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; and

(c)

Is certified by a registered professional/architect that the design and methods of construction meet requirements of Title 44, Section 60.3, Subpart A, Requirements for Floodplain Management Regulations.[1]

[1]

Editor's Note: See 44 CFR § 60.3(a).

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 or floodproofed to, or above the regulatory flood elevation determined in accordance with § 8-402C of this chapter.

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 titled "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.

Space Below the Lowest Floor.

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" includes crawl spaces but does not include basements.

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.

Historic Structures. Historic structures undergoing repair or rehabilitation that would constitute a substantial improvement as defined in this chapter must comply with all chapter requirements that do not preclude a structure's continued designation as an historic structure. Documentation that a specific chapter requirement will cause removal of the structure from the National Register of Historic Place 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 chapter requirements will be the minimum necessary to preserve the historic character and design of the structure.

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:

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; and

Floor area shall not exceed 200 square feet; and

The structure will have a low damage potential; and

The structure will be located on the site so as to cause the least obstruction to the flow of floodwaters; and

(5)

Power lines, wiring, and outlets will be elevated to at least 1 1/2 feet above the regulatory flood elevation; and

(6)

Permanently affixed utility equipment and appliances such as furnaces, heaters, washers, dryers, etc., are prohibited; and

(7)

Sanitary facilities are prohibited; and

(8)

The structure shall be adequately anchored to prevent flotation, lateral movement and collapse and shall be designed to automatically provide for the entry and exit of floodwater for the purpose of equalizing hydrostatic forces on the walls. Designs for meeting this requirement must either be certified by a registered professional engineer or 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.

§ 8-503 Design and Construction Standards.

[Ord. 2015-01, 1/27/2015]

The following minimum standards shall apply for all construction and development proposed within any identified floodplain area:

Fill. Within any designated floodplain area, the use of fill shall be prohibited. If a variance is obtained in accordance with the criteria in Part 8, fill shall:

Extend laterally at least 15 feet beyond the building line from all points;

Consist of soil or small rock materials only; sanitary landfills shall not be permitted;

Be compacted to provide necessary permeability and resistance to erosion, scouring, or settling;

Be no steeper than one vertical to three 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.

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.

Water and Sanitary Sewer Facilities and Systems.

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.

Sanitary sewer facilities and systems shall be designed to prevent the discharge of untreated sewage into floodwaters.

No part of any on-site waste disposal 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.

The design and construction provisions of the UCC[1] and FEMA No. 348, "Protecting Building Utilities From Flood Damages," and the "International Private Sewage Disposal Code" shall be utilized.

[1]

Editor's Note: See 35 P.S. §§ 7210.101 to 7210.1103.

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.

Streets. The finished elevation of all new streets shall be no less than one foot above the base flood elevation.

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 § 8-504, Development Which May Endanger Human Life, shall be stored at or above the regulatory flood elevation or floodproofed to the maximum extent possible.

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.

Anchoring.

All buildings and structures shall be firmly anchored in accordance with accepted engineering practices to prevent flotation, collapse, or lateral movement.

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 and waterproofed.

Floors, Walls and Ceilings.

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.

Plywood used at or below the regulatory flood elevation shall be of a marine or water-resistant variety.

Walls and ceilings at or below the regulatory flood elevation shall be designed and constructed of materials that are water-resistant and will withstand inundation.

Windows, doors, and other components at or below the regulatory flood elevation shall be made of metal or other water-resistant material.

Paints and Adhesives.

Paints and other finishes used at or below the regulatory flood elevation shall be of marine or water-resistant quality.

Adhesives used at or below the regulatory flood elevation shall be of a marine or water-resistant variety.

All wooden components (doors, trim, cabinets, etc.) used at or below the regulatory flood elevation shall be finished with a marine or water-resistant paint or other finishing material.

Electrical Components.

Electrical distribution panels shall be at least three feet above the base flood elevation.

Separate electrical circuits shall serve lower levels and shall be dropped from above.

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 elevation.

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.

Uniform Construction Code Coordination. The standards and specifications contained in 34 Pa. Code Chapters 401 through 405, as amended, and not limited to the following provisions shall apply to the above and other sections and subsections of this chapter, to the extent that they are more restrictive and supplement the requirements of this chapter.

International Building Code (IBC) 2009 or the latest edition thereof: Sections 801, 1202, 1403, 1603, 1605, 1612, 3402, and Appendix G.

International Residential Building Code (IRC) 2009 or the latest edition thereof: Sections R104, R105, R109, R323, Appendix AE101, Appendix E and Appendix J.

§ 8-504 Development Which May Endanger Human Life.

[Ord. 2015-01, 1/27/2015]

In accordance with the Pennsylvania Flood Plain Management Act,[1] 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 substances listed in § 8-504B of this chapter; 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 prohibited in an identified floodplain area. No variance shall be granted.

[1]

Editor's Note: See 32 P.S. § 679.101 et seq.

The following list of materials and substances are considered dangerous to human life and are prohibited in an identified floodplain area:

Acetone.

Ammonia.

Benzene.

Calcium carbide.

Carbon disulfide.

Celluloid.

Chlorine.

Hydrochloric acid.

Hydrocyanic acid.

Magnesium.

Nitric acid and oxides of nitrogen.

(12)

Petroleum products (gasoline, fuel oil, etc.).

Phosphorus.

Potassium.

Sodium.

Sulphur and sulphur products.

(17)

Pesticides (including insecticides, fungicides, and rodenticides).

(18)

Radioactive substances, insofar as such substances are not otherwise regulated.

§ 8-505 Special Requirements for Subdivisions and Land Developments.

[Ord. 2015-01, 1/27/2015]

All subdivision proposals and development proposals in identified floodplain A Area (refer to § 8-402C) 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.

§ 8-506 Special Requirements for Manufactured Homes.

[Ord. 2015-01, 1/27/2015]

Within any identified floodplain area, manufactured homes shall be prohibited. If a variance is obtained in accordance with criteria in Part 8, all manufactured homes, and any improvements thereto, shall be:

Placed on permanent foundation;

Elevated so that the lowest floor of the manufactured home is at least 2 1/2 feet above base flood elevation;

Anchored to resist flotation, collapse, or lateral movement; and