Township of Halfmoon, PA Article IV Technical Requirements

§ 118-21 Permitted and prohibited uses.

A. In the identified floodplain area, the development and/or use of any land shall be permitted provided that the development and/or use complies with the restrictions and requirements of this chapter and all other applicable codes and ordinances in force in the municipality.

B. Within any floodway area, no new construction or development shall be permitted that would cause any increase in the one-hundred-year-flood elevation.

C. Within any identified floodplain area, no new construction or development shall be permitted that would cause an increase in the one-hundred-year-flood elevation off the property.

D. Accessory structures. New structures accessory to a principal building are prohibited within the one-hundred-year floodplain.

E. Sanitary systems. No new septic leech beds, septic tank, or any other type of absorption area shall be permitted in the one-hundred-year floodplain, unless in accordance with these regulations and those promulgated by the Pennsylvania Department of Environmental Protection. See § 118-22C.

§ 118-22 Design and construction standards.

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

A. Fill.

(1) If fill is used, it shall:

(a) Only be permitted for the construction of road crossings and or placement of culverts as part of road or access;

(b) Extend laterally at least 15 feet beyond from all points;

(c) Consist of soil or small rock materials only. Sanitary landfills shall not be permitted;

(d) Be compacted to provide the necessary permeability and resistance to erosion, scouring, or settling;

(e) Be no steeper than one vertical to two horizontal, feet unless substantiated data, justifying steeper slopes are submitted to, and approved by the Municipal Engineer; and

(f) Be used to the extent to which it does not adversely affect adjacent properties.

(2) Within any identified floodplain area, no new construction or development shall be permitted that would cause an increase in the one-hundred-year-flood elevation off the property.

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 commonwealth 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 34 Pa. Code (Chapters 401 to 405, as amended) and contained in the 2003 IBC (Appendix G, Sections G401.3 and G401.4), the 2003 IRC (Section R323.1.6), the ASCE 24-98 (Section 8.3), FEMA No. 348, Protecting Building Utilities From Flood Damages, and the International Private Sewage Disposal Code (Chapter 3) 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. Public/private streets and/or driveways and egress easements. The finished elevation of shall be no less than one foot above the regulatory flood elevation.

F. Storage. All materials that are buoyant, flammable, and explosive or, in times of flooding, could be injurious to human, animal, or plant life, and not listed in § 118-23, Development which may endanger human life, shall not be permitted.

G. Electrical components.

(1) Electrical distribution panels shall be at least five feet above the one-hundred-year-flood elevation.

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

(3) The provisions pertaining to the above provisions and referenced in the UCC and 34 Pa. Code (Chapters 401 to 405, as amended) and contained in the 2003 IBC (Section 1612.4), the IRC (Section R323.1.5), the 2000 IFGC (Sections R301.5 and R1601.3.8) and ASCE 24 (Chapter 8) shall be utilized.

H. Equipment. Water heaters, furnaces, air-conditioning and ventilating units, and other mechanical or utility equipment or apparatus shall not be located below the regulatory flood elevation. The provisions pertaining to the above provision and referenced in the UCC and 34 Pa. Code (Chapters 401 to 405, as amended) and contained in the 2003 IBC (Section 1612.4), the 2003 IRC (Section R323.1.5), the 2000 IFGC (Sections R301.5 and R1601.3.8) and ASCE 24 (Chapter 8) shall be utilized.

I. 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.

J. Uniform Construction Code coordination. The standards and specifications contained 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/or supplement the requirements of this chapter:

(1) International Building Code (IBC) 2003 or the latest edition thereof: Sections 801, 1202, 1403, 1603, 1605, 1612, 3402, and Appendix G.

(2) International Residential Building Code (IRC) 2003 or the latest edition thereof: Sections R104, R105, R109, R323, Appendix E, Section AE101, and Appendix J.

§ 118-23 Development which may endanger human life.

A. 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:

(1) 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 /[2] or other 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.

[2] Editor's Note: So in original. Similar ordinances adopted by other municipalities typically include wording such as: "requiring the maintenance of a supply of more than 550 gallons, or other comparable volume,..." in this subsection.

(2) The following list of materials and substances are considered dangerous to human life:

(a) Acetone.

(b) Ammonia.

(c) Benzene.

(d) Calcium carbide.

(e) Carbon disulfide.

(f) Celluloid.

(g) Chlorine.

(h) Hydrochloric acid.

(i) Hydrocyanic acid.

(j) Magnesium.

(k) Nitric acid and oxides of nitrogen.

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

(m) Phosphorus.

(n) Potassium.

(o) Sodium.

(p) Sulfur and sulfur products.

(q) Pesticides (including insecticides, fungicides, and rodenticides).

(r) Radioactive substances, insofar as such substances are not otherwise regulated.

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

B. Within any identified floodplain area, any new or substantially improved structure of the kind described in Subsection A above shall be prohibited within the area measured 150 feet landward from the top-of-bank of any watercourse or identified floodplain area.

§ 118-24 Manufactured and/or mobile homes.

Within any identified floodplain area, all manufactured and/or mobile homes and any additions thereto shall be prohibited.