Township of East Coventry, PA: Code Enforcement

[Ord. 96, 8/3/1998, § 1; as amended by Ord. 141, 3/19/2007, § 1]

The building codes adopted in this Part (being the BOCA Code/1996, the Plumbing Code, the Property Maintenance Code, the Mechanical Code and the Electrical Code) are hereby amended and changed in the following respects:

Certain References and Short Titles. In all relevant sections the jurisdiction shall be the Township of East Coventry, Chester County, Pennsylvania, and the specific code shall be known and may be cited as the "BOCA Code/1996 of East Coventry Township," the "Plumbing Code of East Coventry Township," the "Property Maintenance Code of East Coventry Township," the "Mechanical Code of East Coventry Township," or the "Electrical Code of East Coventry Township" as the case may be.

Fee Schedules. A fee for each plan examination, permit application and/or building inspection, under or pursuant to any or all of the building codes, shall be provided by and in accordance with a schedule of fees/costs as may be adopted and approved by the Board of Supervisors subject to amendment from time to time.

Violation Penalties. Any breach of any of the building codes for failure to comply with any of the requirements thereof or the erection, construction, alteration or repair of a building or structure not in conformity with the approved plan, directive of the Code Enforcement Officer or a permit issued pursuant to any of the building codes shall constitute a violation of the building codes and any person, individual, corporation, partnership, association, organization or other entity who shall be found guilty of a violation thereof, shall be subject to a fine not to exceed $1,000 and not less than $50 for each such violation. Each day that a violation continues shall be deemed a separate offense.

Stop Work Order. Any person who shall continue to work, in or about a structure, after having been served with a stop work order, except such work as that person is directed to perform to remove a violation, shall be liable to a fine of not less than $50 nor more than $1,000.

Board of Appeals. Any reference to a "board of appeals" which shall appear in the Building Codes adopted in this Part shall be a reference to the East Coventry Township Uniform Construction Code Board of Appeals as may be established from time to time pursuant to § 5-206 of this chapter. Any terms or conditions regarding membership of the board, qualifications, alternate members, chairman, disqualification of members, secretary or compensation and other requirements are hereby deleted from the building codes and shall be governed by the applicable provisions and regulations of the Uniform Construction Code Board of Appeals.

[Amended by Ord. No. 2023-263, 7/10/2023]

Floodplain Construction and Development. The following chapter is added to the BOCA Code/1996:

[Amended by Ord. 213, 6/12/2017]

	Chapter 35
	Construction and Development in Designated Floodplain Districts
	Section 3500.0 - General

§ 3500.1. Scope. The provisions of this chapter shall govern all construction and development within designated floodplain districts.

§ 3500.2. Performance Standards. The provisions of this chapter shall be the minimum standards for construction and development within designated floodplain districts and shall not supersede, but shall be in addition to applicable provisions of other chapters of this Code and of other lawfully adopted statutes, ordinances, rules and regulations. Except as may be otherwise specifically provided in this chapter, the interpretation of the provisions of this chapter is intended to be such that whenever the provisions contained herein are at variance with applicable provisions of other chapters of this Code or of other lawfully adopted statutes, ordinances, rules and regulations, the most restrictive provisions shall govern.

Section 3501.0 - Definitions

§ 3501.1. Application of Terms. The terms defined in this section, together with the general definitions set forth in Chapter 2 of this Code, shall be used to interpret the provisions of this chapter. In the event that the meanings of terms defined herein are at variance with those set forth in Chapter 2 of this Code, the meanings contained in this section shall control.

§ 3501.2. Definitions. Unless otherwise expressly stated, the following terms, for the purposes of this chapter, shall have the meanings indicated:
ACCESSORY USE OR STRUCTURE — a use or structure on the same lot with, and of a nature customarily incidental and subordinate to, the principal use or structure.
ASCE 24 or ASCE 24-98 — a standard developed by the American Society of Civil Engineers for flood-resistant design and construction of structures located in flood hazard areas. See the definition of "Uniform Construction Code (UCC)." "ASCE 24-98" is the 1998 edition of the ASCE 24 standard.
BASEMENT — any area of the building having its floor subgrade (below ground level) on all sides.
BUILDING — a combination of materials to form a permanent structure having walls and a roof. The term includes, without limitation, all manufactured homes and trailers to be used for human habitation.
CODE ENFORCEMENT OFFICER — the person appointed and authorized by the Board of Supervisors of East Coventry Township to administer and enforce the provisions of this chapter.
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, structure, including the placement of mobile homes.
DESIGNATED FLOODPLAIN DISTRICTS — those floodplain districts specifically designated in the Zoning Ordinance.
DEVELOPMENT — any man-made change to improved or unimproved real estate, including but not limited to: the construction, reconstruction, renovation, repair, expansion, or alteration of buildings or other structures; the placement of manufactured homes; streets, and other paving; utilities; filling, grading and excavation; mining; dredging; drilling operations; storage of equipment or materials; and the subdivision of land.
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.
FEMA — the Federal Emergency Management Agency.
FLOOD — a temporary inundation of normally dry land areas.
FLOODPLAIN AREA — a relatively flat or low land area which is subject to partial or complete inundation from an adjoining or nearby stream, river or watercourse; and/or any area subject to the unusual and rapid accumulation of surface waters from any source.
FLOODPROOFING — any combination of structural and nonstructural additions, 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.
FLOODWAY — the area of a designated floodplain district required to carry and discharge flood waters of a given magnitude. For the purposes of this chapter, the floodway shall be capable of accommodating a flood of the one-hundred-year magnitude.
HISTORIC STRUCTURE — any structure that is:
(1)	Listed individually on the National Register of Historic Places (a listing maintained by the Department of the Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register.
(2)	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.
(3)	Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of the Interior.
(4)	Individually listed on a local inventory of historic places in communities with historic preservation programs that have been certified either:
	(a)	By an approved state program as determined by the Secretary of the Interior.
	(b)	Directly by the Secretary of the Interior in states without approved programs.
IBC — the International Building Code. See the definition of "Uniform Construction Code (UCC)."
IDENTIFIED FLOODPLAIN AREA — the floodplain area specifically identified in the Zoning Ordinance as being inundated by the one-hundred-year flood.
IFGC — the International Fuel Gas Code. See the definition of "Uniform Construction Code (UCC)."
IRC or INTERNATIONAL RESIDENTIAL CODE — the International Residential Code for One- and Two-Family Dwellings. See the definition of "Uniform Construction Code (UCC)."
LAND DEVELOPMENT — Any of the following activities:
(1)	The improvement of one lot or two or more contiguous lots, tracts, or parcels of land for any purpose involving:
	(a)	A group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number of occupants or tenure; or
	(b)	The division or allocation of land or space, whether initially or cumulatively, between or among two or more existing or prospective occupants by means of, or for the purpose of streets, common areas, leaseholds, condominiums, building groups or other features.
(2)	A subdivision of land.
LOWEST FLOOR — the lowest floor of the lowest enclosed area (including basement). An unfinished or flood resistant enclosure, usable solely for parking of vehicles, building access or storage area is not considered a building's lowest floor; provided, that such enclosure is not built so as to render the structure in violation of the applicable nonelevation design requirements of this Code.
MANUFACTURED HOME — a structure, transportable in one or more sections, which is built on a permanent chassis, and is designed for use with or without a permanent foundation when attached to the required utilities. The term includes park trailers, travel trailers, recreational and other similar vehicles which are placed on a site for more than 180 consecutive days.
MANUFACTURED HOME PARK — a parcel of land under single ownership, which has been planned and improved for the placement of two or more manufactured homes for non-transient use.
MINOR REPAIR — the replacement of existing work with equivalent materials for the purpose of its routine maintenance and upkeep, but not including the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the exitway requirements; nor shall minor repair include any addition to, alteration of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, oil, waste, vent, or similar piping, electric wiring or mechanical, or other work affecting public health or general safety.
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 and incidental unpacking and assembly operations and constructed so that it may be used with or without a permanent foundation. The term does not include recreational vehicles or travel trailers. The term includes park trailers, travel trailers, recreational and other similar vehicles which are placed on a site for more than 180 consecutive days.
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 February 17, 1982, and includes any subsequent improvements thereto.
OBSTRUCTIONS — any wall, dam, wharf, embankment, levee, dike, pile abutment, projection, excavation, channel, rectification, culvert, building, fence, stockpile, refuses, fill, structure or matter in, along, across or projecting into any channel, watercourse or 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).
PERSON — an individual, partnership, public or private association or corporation, firm, trust, estate, municipality, governmental unit, public utility or any other legal entity whatsoever, which is recognized by law as the subject of rights and duties.
RECREATIONAL VEHICLE — a vehicle which is:
(1)	Built on a single chassis.
(2)	Four hundred square feet or less when measured at the largest horizontal projection.
(3)	Designed to be self-propelled or permanently towable by a light duty truck.
(4)	Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel or seasonal use.
REGULATORY FLOOD ELEVATION — the one-hundred-year flood elevation plus a freeboard safety factor of 1 1/2 feet.
REPETITIVE LOSS — flood related damages sustained by a structure on two separate occasions during a ten-year period for which the cost of repairs at the time of each such flood event, on average, equals or exceeds 25% of the market value of the structure before the damages occurred.
SPECIAL PERMIT — a special approval which is required for hospitals, nursing homes, jails, and new manufactured home parks and subdivisions and substantial improvements to such existing parks, when such development is located entirely or partially within a designated floodplain district.
STREET — any way used or intended to be used by vehicular traffic or pedestrians, whether public or private, including without limitation, a street, avenue, boulevard, road, highway, freeway, parkway, lane, alley and viaduct.
STRUCTURE — anything constructed or erected on the ground or attached to the ground including, but not limited to buildings, sheds, manufactured homes, and other similar items. This term includes any man-made object having an ascertainable stationary location on or in land or water whether or not affixed to land.
SUBDIVISION — the division or redivision of a lot, tract, or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs, or devisees, transfer of ownership or building or lot development; provided, however, that the subdivision by lease of land for agricultural purposes into parcels of more than 10 acres, not involving any new street or easement of access or any residential dwelling, shall be exempted.
SUBSTANTIAL ADDITIONS TO MANUFACTURED HOME PARKS — any repair, reconstruction, or improvement of an existing manufactured home park or manufactured home subdivision, where such repair, reconstruction, or improvement of the streets, utilities, and pads will equal or exceed 50% of the value of the streets, utilities and pads before the repair, reconstruction, or improvement is started.
SUBSTANTIAL DAMAGE — damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged condition would equal or exceed 50% of the market value of the structure before the damage occurred.
SUBSTANTIAL IMPROVEMENT —
(1)	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 the start of construction of the improvement.
(2)	Substantial improvement includes any repair, restoration or other improvement to structures which have incurred substantial damage or repetitive loss regardless of the actual repair, restoration or other improvement work performed.
(3)	Substantial improvement, however, does not include either:
	(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 project is the minimum necessary to assure safe living conditions.
	(b)	Any alteration of a historic structure, provided that the alteration will not preclude the continued designation of the structure as a historic structure.
UNIFORM CONSTRUCTION CODE (UCC) -
(1)	The statewide building code, established under and by the Pennsylvania Construction Code Act, Act of November 10, 1999, P.L. 491, No. 45, as amended, 35 P.S. § 7210.101 et seq., and the regulations of the Department of Labor and Industry of the Commonwealth of Pennsylvania (L&I) at 43 Pa. Code Chapters 401-405, as amended, and applicable to new construction in all municipalities whether administered by the municipality, a third party or L&I.
(2)	East Coventry Township has elected to administer the UCC pursuant to Part 2 of Chapter 5 of the Township of East Coventry Code of Ordinances.
(3)	Applicable to residential and commercial buildings, the building code adopted, by reference, various codes, including portions of the International Residential Code for One- and Two-Family Dwellings (IRC), the International Building Code (IBC), and the International Fuel Gas Code (IFGC), as the standards for floodplain construction within the Commonwealth.
(4)	The IBC incorporates by reference various standards including ASCE 24, a standard developed by the American Society of Civil Engineers providing minimum requirements for flood-resistant design and construction of structures located in flood hazard areas.
(5)	For purposes of coordination with the UCC, references in this chapter are made specifically to various sections and appendices of the IRC, the IBC, the IFGC, the ASCE 24, and/or the L&I regulations at 43 Pa. Code Chapters 401-405, as amended, notwithstanding that certain of the cited sections or appendices may not have been adopted as part of the UCC but shall nevertheless apply under this chapter.
ZONING ORDINANCE — the East Coventry Township Zoning Ordinance of 2008, as amended, as codified at Chapter 27 of the Township of East Coventry Code of Ordinances.

Section 3502.0 - Elevation Standards

§ 3502.1. Residential Structures. Within any designated floodplain district, the lowest floor (including basement) of any new residential structure or of any substantial improvement to a residential structure shall be at least 1 1/2 feet above the one-hundred-year flood elevation. In complying with such requirement, the design and construction standards and specifications, contained in the 2003 IBC (Sections 1603.1.6, 1612.4, and 3403.1), the 2003 IRC (Sections R323.1.4, R323.2.1 and R323.2.2), ASCE 24-98 (Sections 2.4 and 2.5, and Chap. 5), and 34 Pa. Code (Chapters 401-405, as amended), shall be utilized.

	§ 3502.2. Nonresidential Structures.
	1.	Within any designed floodplain district, the lowest floor (including basement) of any new nonresidential structure or of any substantial improvement to 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" (U.S. Army Corps of Engineers, June, 1972) for that type of construction.
	3.	In complying with the above requirements of this subsection, the design and construction standards and specifications, contained in the 2003 IBC (Sections 1603.1.2, 1603.1.6, 1605.2.2, 1612.4, 1612.5.1 and 3403.1), ASCE 24-98 (Section 2.4 and Chap. 7), and 34 Pa. Code (Chapters 401-405, as amended), shall be utilized.

§ 3502.3. Fully Enclosed Area Below Lowest Floor. Except as hereinafter provided, fully enclosed areas below the lowest floor (including basement) of any residential or nonresidential structure, which areas are subject to flooding, shall be prohibited. Fully enclosed areas below the lowest floor of any residential or nonresidential structure, which areas are subject to flooding and usable solely for parking of vehicles, building access or storage in an area other than a basement, shall be permitted provided such areas are designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement either must be certified as meeting this requirement by a registered professional engineer or architect, or must meet or exceed the following minimum criteria: (i) a minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided; (ii) the bottom of all openings shall be no higher than one foot above ground; and (iii) openings may be equipped with screens, louvers, valves or other coverings or devices provided that they permit the automatic entry and exit of floodwaters. Consideration shall also be given to the requirements of 34 Pa.Code (Chapters 401-405, as amended), the 2003 IRC (Sections R323.1.4 and R323.2.2), and the 2003 IBC (Sections 1203.3, 1203.3.1, 1203.3.2.5, 1612.4 and 1612.5) in the development and preparation of any such design.

Section 3503.0 - Design and Construction Standards

§ 3503.1. Drainage Facilities. Storm drainage facilities shall be designed to convey the flow of stormwater runoff in a safe and efficient manner. The system shall incur 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.

§ 3503.2. 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 flood waters into the systems and discharges from the systems into the flood waters. In addition, they should be located and constructed to minimize or eliminate flood damage and impairment.

§ 3503.3. Water Facilities. All new or replacement water facilities shall be designed to minimize or eliminate infiltration of flood waters into the system and be located and constructed to minimize or eliminate flood damages.

§ 3503.4. Streets. The finished elevation of proposed new streets shall be no more than one foot below the regulatory flood elevation.

§ 3503.5. Utilities. All utilities such as gas lines, electrical and telephone systems should be located, elevated (where possible) and constructed to minimize the change of impairment during a flood.

	§ 3503.6. 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 Building Official; and,
	5.	Be used to the extent to which it does not adversely affect adjacent properties.
	6.	Be used to the extent to which it does not adversely affect adjacent properties. The provisions contained in the 2003 IBC (Sections 1801.1 and 1803.4) shall be utilized.

§ 3503.7. 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 flood waters.

	§ 3503.8. 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.
	3.	In complying with the above requirements of this subsection, the design and construction requirements, as provided in the UCC referenced in 34 Pa.Code (Chapters 401-405, as amended), as well as those contained in the 2003 IBC (Sections 1605.2.2, 1605.3.1.2 and 1612.4, and Appendix G Section G501.3), the 2003 IRC (Sections R301.1 and R323.1.1), and ASCE 24-98 (Section 5.6), shall be utilized.

§ 3503.9. Floors, Walls and Ceilings.
1.	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 of waterproof variety.
	c.	Walls and ceilings in nonresidential structures shall have sufficient wet strength and be so installed as to survive inundation.
	d.	Window frames, door frames, door jambs and other components shall be of metal or other water-resistant material.
2.	In complying with the above requirements of this subsection, the provisions of the UCC, referenced in 34 Pa.Code (Chapters 401-405, as amended), and the provisions contained in the 2003 IBC (Sections 801.1.3, 1403.2, 1403.4, 1403.6 and 1404.2), the 2003 IRC (Sections R323.1.7 and R502.3), and ASCE 24-98 (Chapter 6), shall be utilized.

	§ 3503.10. 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.
	4.	In complying with the above requirements of this subsection, the provisions of the UCC, referenced in 34 Pa.Code (Chapters 401-405, as amended), and the provisions contained in the 2003 IBC (Section 1612.4), the 2003 IRC (Section R323.1.5), the 2003 IFGC (Section 301.11), and ASCE 24-98 (Chapter 8), shall be utilized.

	§ 3503.11. Plumbing.
	1.	Water heaters, furnaces and other mechanical equipment or apparatus shall be permitted only at elevations above the regulatory flood elevation. In complying with such requirement, the provisions of the UCC, referenced in 34 Pa.Code (Chapters 401-405, as amended), and provisions contained in the 2003 IBC (Section 1612.4), the 2003 IRC (Section R323.1.5), the 2003 IFGC (Section 301.11) and ASCE 24-98 (Chapter 8), shall be utilized.
	2.	No part of any on-site sewage disposal system shall be constructed within any designated floodplain district.
	3.	Water supply systems and sanitary sewage systems shall be designed to preclude infiltration of flood waters into the systems and discharges from the system into flood waters.
	4.	All gas and oil supply systems shall be designed to preclude the infiltration of flood waters into the systems and discharges from the systems into flood waters. Additional provisions shall be made for the drainage of these systems in the event that flood water infiltration occurs.
	5.	In complying with the above requirements of this subsection, the design and construction provisions of the UCC and 34 Pa.Code (Chapters 401-405, as amended), as well as those contained in the 2003 IBC (Appendix G Sections G401.3 and G401.4), the 2003 IRC (Section 323.1.6), and ASCE 24-98 (Section 8.3), and the provisions of FEMA Publication No. 348, "Protecting Building Utilities From Flood Damages," and the 2006 International Private Sewage Disposal Code (Chapter 3) shall be utilized. 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 flood waters.

§ 3503.12. Paints and Adhesives.
1.	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, such as doors, trim and cabinets, 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).
2.	In complying with the above requirements of this subsection, the standards and specifications, contained in 34 Pa.Code (Chapters 401-405, as amended), the 2003 IBC (Sections 801.1.3 and 1403.7, and Appendix G) and the 2003 IRC (Section R323.1.7), shall be utilized.

§ 3503.13. Storage. All materials that are buoyant, flammable, explosive, or in time of flooding, possibly injurious to human, animal or plant life and not listed in § 27-406, Subsection 1A, of the Zoning Ordinance shall be stored at or above the regulatory flood elevation and/or floodproofed to the maximum extent possible.

	§ 3503.14. Uniform Construction Code Coordination. The standards and specifications contained in 34 Pa.Code (Chapters 401-405, as amended), together with but not limited to the provisions set forth below (whether or not such provisions have been adopted as part of the UCC), shall apply to the above and other sections, subsections and other provisions of this chapter to the extent that they are more restrictive than and/or supplement the requirements provided in other sections, subsections, and/or other provisions of this chapter:
	1.	The following provisions of the International Building Code (IBC) 2003 or the latest edition thereof: Sections. 801, 1202, 1403, 1603, 1605, 1612 and 3402, and Appendix G.
	2.	The following provisions of the International Residential Code (IRC) 2003 or the latest edition thereof: Sections R104, R105, R109 and R323, and Appendix E and Appendix J.

Section 3504.0

Special Flood Damage Control Provisions for Mobile Homes and Mobile Home Parks and Manufactured Homes and Manufactured Home Parks

	§ 3504.1. Application.
	1.	The provisions contained in this section shall apply to mobile homes, mobile home parks, manufactured homes, and manufactured home parks in designated floodplain districts, and shall be in addition to other applicable provisions of this chapter.
	2.	Except as may be determined otherwise by the Code Enforcement Officer, all provisions of this section as well as other provisions of this chapter, which expressly apply to mobile homes and/or mobile home parks, shall also apply to manufactured homes and/or manufactured home parks, and all provisions of this section as well as other provisions of this chapter, which expressly apply to manufactured homes and/or manufactured home parks shall also apply to mobile homes and/or mobile home parks.

	§ 3504.2. Anchoring. All mobile 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 American National Standards Institute and National Fire Protection Association Standards Institute and National Fire Protection Association Standards as specified in the Standard for the Installation of Mobile Homes Including Mobile Home Park Requirements (NFPA zn, SolA1974 (ANSI A119.3-1975)) as amended for Mobile Homes in Hurricane Zones or other appropriate standards such as the following:
	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.

	§ 3504.3. Elevation. All mobile homes and any additions thereto shall also be placed on a permanent foundation and 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 mobile home will be at or above the elevation of the regulatory flood;
	2.	Adequate surface drainage is provided;
	3.	Adequate access for a hauler is provided; and,
	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.

§ 3504.4. Evacuation Plan. An evacuation plan for mobile home parks, indicating alternate vehicular access and escape routes, shall be filed with the Building Official.

§ 3504.5. Prohibition in Floodway. No mobile homes or mobile home parks shall be placed in any designated floodway district or area.

§ 3504.6. Installation of Manufactured Homes. Installation of manufactured homes shall be done in accordance with the manufacturer's installation instructions as provided by the manufacturer. Where the applicant cannot provide such instructions, the requirements of following shall apply: (i) Appendix E of the 2003 IRC or the Permanent Foundations Guide for Manufactured Housing, 1996 or latest edition thereof, prepared for the U.S. Department of Housing and Urban Development; and (ii) 34 Pa.Code Chapters 401-405, as amended. In the event of a conflict between or among the provisions of the requirements cited in foregoing clauses (i) and (ii), the provisions which impose the greater requirements shall prevail and control.

§ 3504.7. Additional Anchoring Requirements. Where appropriate and/or applicable manufacturer's standards for anchoring cannot be provided or have not been established for the proposed installation of a mobile home or manufactured home, consideration shall be given to the installation requirements of the following: (i) the 2003 IBC (Appendix G Section G501.1-G501.3), or latest edition thereof; (ii) the 2003 IRC (Sections R102.7.1, R105.3.1.1, R323.2 and R323.3, and Appendix E Sections AE101, AE604 and AE605), or latest edition thereof; and (iii) 34 Pa.Code Chapter 401-405, as amended. In the event of a conflict between or among the provisions of this subsection and § 3504.2 (providing for anchoring), the provisions which impose the greater requirements shall prevail and control.

Section 3505.0 Existing Structures In Designated Floodplain Districts

§ 3505.1. Application. Structures lawfully existing in any designated floodplain district prior to the enactment of this chapter, but which are no in compliance with the provisions of this chapter, may continue to remain subject to the provisions of this section.

§ 3505.2. Offsetting Flood Height Effects. 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.

§ 3505.3. Alterations Under Fifty Percent. 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.

§ 3505.4. Alterations of or Greater Than Fifty Percent. 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 chapter. Any such modification, alteration, reconstruction or improvement shall also address the requirements of 34 Pa.Code (Chapters 401-405, as amended), the 2003 IBC (Sections 1612.4 and 3403.1), and the 2003 IRC (Sections R105.3.1.1 and R323.1.4).

§ 3505.5. Repetitive Loss. 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.

§ 3505.6. Additional Requirements. The requirements of 34 Pa.Code (Chapters 401-405, as amended) and the 2003 IRC (Sections R102.7.1, R105.3.1 and R105.3.1.1, and Appendices E and J), or latest edition thereof, and the 2003 IBC (Sections 101.3 and 3403.1, and Appendix G), or latest edition thereof, shall also be utilized in conjunction with the other provisions of this section.

Section 3506.0 - Variances

§ 3506.1. General. If compliance with the elevation or floodproofing requirements stated in this chapter would result in an exceptional hardship for a prospective builder, developer or land owner, the Board of Supervisors may, upon written application, grant relief from the strict application of the requirements, in accordance with the terms of this section.

§ 3506.2. Standards for Review. Requests for variances to the strict application of the elevation or floodproofing requirements of this chapter may be granted by the Board of Supervisors in accordance with the following standards:
1.	No variances shall be granted for any construction, development, use or activity within any designated Floodway District or area that would cause any increase in the one-hundred-year elevation.
2.	No variances shall be granted unless all structures proposed thereby shall be designed and constructed so as to have the capability of resisting the hydrostatic and hydrodynamic loads and pressures and the effects of buoyancy of the one-hundred-year flood.
3.	Except for a possible modification of the freeboard requirement involved, no variance shall be granted to or from any requirements pertaining specifically to types of development, obstructions or activities regulated under the provisions of § 27-406 of the Zoning Ordinance ("Special Provisions for Certain Types of Development Within Floodplain Districts"), including, without limitation, those types of development, activities and obstructions requiring a special permit.
4.	In reviewing any requests for a variance, the Board of Supervisors shall consider, but not be limited to, the following:
	a.	That there is good and sufficient cause for the variance;
	b.	That the failure to grant the variance will result in exceptional hardship to the applicant; and,
	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.
5.	If granted, the variance shall involve only the least modification of the requirement in question necessary to provide relief.
6.	In granting any variance, the Board of Supervisors 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.

	§ 3506.3. Notification. Whenever a variance is granted, the Board of Supervisors shall notify the applicant in writing that:
	1.	The granting of the variance may result in increased premium rates for flood insurance; and,
	2.	Such variance may increase risks to life and property.

§ 3506.4. Records. A complete record of all variance requests, decisions thereon and related actions shall be maintained by the Board of Supervisors. In addition, a report of all variances granted during the year shall be included in the annual report of the Township to the Federal Insurance Administration.

Section 3507.0 - Supplementary Administrative Provisions

§ 3507.1. General. In addition to the permit application requirements and procedures set forth in Chapter 1 of this Code, all proposed construction and development within a designated floodplain district shall comply with the permit application and procedures set forth in this section.

§ 3507.2. Additional Documentation and Information. The following specific documents and information shall be included as part of the application for a permit to allow construction or development in a designated floodplain district:
1.	A plan of the entire site, drawn at a scale of one inch being equal to 100 feet or less, showing the following:
	a.	North arrow, scale and date;
	b.	A location map showing the vicinity in which the proposed activity or development is to be located within the Township;
	c.	Topography based upon the North American Vertical Datum of 1988, showing existing and proposed contours at intervals of two feet;
	d.	All property and lot lines, including dimensions and the size of the site expressed in acres or square feet;
	e.	The location of all existing streets, drives and other accessways with information concerning widths, pavement types and construction and elevations;
	f.	The location of any existing bodies of water or watercourses, buildings, structures and other public or private facilities and any other natural or man-made features affecting, or affected by, the proposed activity or development;
	g.	The location of the floodplain district boundary line, floodway line if available, information and spot elevations concerning the one-hundred-year flood elevations and information concerning the flow of water, including direction and velocities;
	h.	A general plan of the entire site accurately showing the location of all proposed buildings, structures and any other improvements, including the location of any existing or proposed subdivision and land development in order to assure that:
		(1)	All such proposals are consistent with the need to minimize flood damage;
		(2)	All utilities and facilities, such as sewer, gas, electrical and water systems are located and constructed to minimize or eliminate flood damage; and,
		(3)	Adequate drainage provided so as to reduce exposure to flood hazards.
2.	Plans of all proposed buildings, structures and other improvements, drawn at suitable scale showing the following:
	a.	Detailed architectural or engineering drawings, including building size, floor plans, sections and exterior building elevations as appropriate;
	b.	The proposed lowest floor elevations of any building based upon the North American Vertical Datum of 1988;
	c.	Complete information concerning flood depths, pressures, velocities, impact and uplift forces and other factors associated with a one-hundred-year flood;
	d.	Detailed information concerning any proposed flood proofing measures;
	e.	Cross-section drawings for all proposed streets, drives and other accessways and parking areas showing all rights-of-way and pavement widths;
	f.	Profile drawings for all proposed streets, drives and vehicular accessways, including existing and proposed grades;
	g.	Plans and profiles of all proposed sanitary and storm sewer systems, water supply systems and any other utilities and facilities; and,
	h.	Soil types.
3.	The following data and documentation:
	a.	A document, certified by a registered professional engineer or architect, which states that the proposed construction has been adequately designed to withstand the one-hundred-year flood elevation, 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 structure and/or development.
	b.	Detailed information needed to determine compliance § 3503.13 ("Storage") of this chapter and § 27-406, Subsection 1 ("Development Which May Endanger Human Life"), of the Zoning Ordinance, including:
		(1)	The amount, location and purpose of any materials or substances referred to in § 3503.13 of this chapter or § 27-406, Subsection 1, of the Zoning Ordinance, which materials or substances are intended to be used, produced, stored or otherwise maintained on the site.
		(2)	For any proposed structure regulated under § 27-406, Subsection 1, of the Zoning Ordinance, a description of the safeguards incorporated into the design of the structure to prevent leaks or spills of the materials or substances referred to in § 27-406, Subsection 1, of the Zoning Ordinance.
	c.	The appropriate component of the "Planning Module for Land Development" of the Pennsylvania Department of Environmental Protection.
	d.	Where any excavation or grading is proposed, a plan meeting the requirements of the Pennsylvania Department of Environmental Protection to implement and maintain erosion and sedimentation control.

§ 3507.3. Review by Chester County Conservation District. A copy of all application and plans for construction and development in any designated floodplain district to be considered for approval shall be submitted by the Building Official to the Chester County Conservation District for review and comment prior to the issuance of a permit.

§ 3507.4. Review by Others. A copy of all plans and applications for any proposed construction or development in any designated floodplain district to be considered for approval may be submitted by the Building Official to any other appropriate agencies and/or individuals such as, without limitation, the Township Planning Commission and the Township Engineer for review and comment.

§ 3507.5. Other Permit Issuance Requirements. Prior to the issuance of any permit, the Building Official shall review the application for such permit to determine that all other necessary governmental permits have been obtained, such as those required by state and federal laws, including, without limitation, the Pennsylvania Sewage Facilities Act, Act of January 24, 1966, P.L. (1965) § 1535, as amended, the Dam Safety and Encroachments Act, Act of November 25, 1978, P.L. § 1575, as amended, and the Federal Water Pollution Control Act Amendments of 1972, § 404, 33 U.S.C. § 1334. No permit shall be issued until such determination has been made.

§ 3507.6. Additional Requirements and Procedures for the Application and Issuance of Special Permits.
1.	In addition to other permit application and issuance requirements of this section, the following information and documentation shall be required in applying for any special permit required by the Township Zoning Ordinance to allow activities, uses, construction, construction and development in a designated floodplain district:
	a.	Certification from the applicant that the site upon which the activity or development is proposed is an existing and single parcel, owned by the applicant or the client he represents;
	b.	Certification from a registered professional engineer, architect or landscape architect that the proposed construction has been adequately designed to protect against damage from the one-hundred-year flood;
	c.	A statement, certified by a registered professional engineer, architect, landscape architect or other qualified person, which contains a complete and accurate description of the nature and extent of pollution that might possibly occur from the development during the course of a one-hundred-year flood, including a statement concerning the effects such pollution may have on human life;
	d.	A statement, certified by a registered professional engineer or landscape architect, which contains a complete and accurate description of the effects the proposed development will have on one-hundred-year flood elevations and flows;
	e.	A statement, certified by a registered professional engineer, architect or landscape architect, which contains a complete and accurate description of the kinds and amounts of any loose buoyant materials or debris that may possibly exist or be located on the site below the one-hundred-year flood elevation and the effects such materials and debris may have on one-hundred-year flood elevations and flows; and,
	f.	An evacuation plan which fully explains the manner in which the site will be safely evacuated before or during the course of a one-hundred-year flood.
2.	Upon filing of an application for a special permit with the Township, the following procedures shall apply in addition to all other applicable permit procedures:
	a.	Within three working days following filing of the application, a complete copy of the application and all accompanying documentation shall be forwarded to the Chester County Planning Commission by registered or certified mail for its review and recommendation. Copies of the application shall also be forwarded to the Township Planning Commission and Township Engineer for review and comment.
	b.	If the application is incomplete, the Building Official shall notify the applicant, in writing, stating in what respects the application is deficient.
	c.	If the Township, by and through the Building Official, decides to disapprove the application, the Building Official shall notify the applicant, in writing, of the reasons for the disapproval.
	d.	If the Township, by and through the Building Official, approves the application, it shall file written notification thereof, together with the application and all pertinent information with the Pennsylvania Department of Community and Economic Development, by registered mail, within five working days after the date of approval.
	e.	Before issuing the special permit, the Building Official shall allow the Pennsylvania Department of Community and Economic Development 30 days, after the receipt by the Department of the written notification of approval, to review the application and the decision made by the Township by and through it Building Official.
	f.	If the Township does not receive any communication from the Pennsylvania Department of Community and Economic Development during the thirty-day review period, the Building Official may issue the special permit to the applicant.
	g.	If the Pennsylvania Department of Community and Economic Development should decide to disapprove the application, it shall notify the Township and the applicant, in writing, of the reasons for the disapproval and the Building Official shall not issue the special permit.
3.	In addition to any other applicable requirements, the following provisions shall also apply to the activities requiring a special permit. If there is any conflict between any of the following requirements and any otherwise applicable provision, the more restrictive provision shall apply:
	a.	No application for a special permit shall be approved unless it can be determined that the structure or activity will be located, constructed and maintained in a manner which will:
		(1)	Fully protect the health and safety of the general public and any occupants of the structure. At a minimum, all new structures shall be designed, located and constructed so that:
			(a)	The structure shall survive inundation by waters of the one-hundred-year flood without any lateral movement or damage to either the structure itself or to any of its equipment or contents below the one-hundred-year flood elevation;
			(b)	The lowest floor (including basement) elevation shall be at least at the regulatory flood elevation; and,
			(c)	The occupants of the structure can remain inside for an indefinite period of time and be safely evacuated at any time during the one-hundred-year flood.
		(2)	Prevent any significant possibility of pollution, increased flood levels, flows or debris endangering life and property.
	b.	All hydrologic and hydraulic analyses shall be undertaken only by professional engineers or others of demonstrated qualifications, who shall certify that the technical methods used correctly reflect currently accepted technical concepts. Studies, analyses, computations and the like shall be submitted in sufficient detail to allow a thorough technical review by the Building Official, Township Engineer and other appropriate governmental officials and agencies and by the Pennsylvania Department of Community and Economic Development.

Section 3508.0 - Warning and Disclaimer of Liability

§ 3508.1. Warning. The degree of flood protection sought by the provisions of this chapter is considered reasonable for regulatory purposes and is based on acceptable engineering methods of study. Larger floods may occur in rare occasions. Flood heights may be increased by man-made or natural causes such as ice jams and bridge openings restricted by debris. The provisions of this chapter do not imply that areas outside the designated floodplain districts or that construction, development or other land uses permitted within such district, will be free from flooding or flood damages. In furtherance, and not in limitation of the foregoing sentence, East Coventry Township hereby gives notice:
	(i)	That the one-hundred-year and five-hundred-year floodplain boundaries and the base (one-hundred-year) flood elevations of properties along the Schuylkill River in the vicinity of Bethel Church Road, Old Schuykill Road, Pennsylvania Route 724 and Anderson Road have been reduced in the Flood Insurance Study and accompanying maps prepared for East Coventry Township by the Federal Insurance Administration, dated November 20, 1996, from the boundaries and elevations set forth in the previous study, dated August 17, 1982;
	(ii)	That the Township appealed said reduction to the Federal Emergency Management Agency (FEMA), believing the reduction to be incorrect;
	(iii)	That FEMA denied the appeal; and,
	(iv)	That the Township, notwithstanding the said reduction in floodplain boundaries and flood elevations and the said denial of its appeal, continues to believe that any construction, development or other uses on or of said properties may be subject to flooding and/or flood damages.

§ 3508.2. Disclaimer of Liability. This chapter shall not create liability on the part of East Coventry Township, the Building Officer or any other officer or employee thereof, for any flood damages that may result from reliance on the provisions of this chapter or on any administrative decision lawfully made hereunder.

The Property Maintenance Code adopted in this Part is hereby amended and changed in the following respects:

[Added by Ord. No. 219, 12/11/2017]

Section 103.5 is hereby amended and restated in its entirety as follows:

103.5 Fees. The fees for activities and services performed by the department in carrying out its responsibilities under this code shall be as indicated in the fee schedule adopted from time to time by resolution of the Board of Supervisors.

Section 302.4 is hereby deleted in its entirety.

The first paragraph of Section 304.14 is hereby amended and restated in its entirety as follows:

304.14 Insect screens. During the period from May 15 to October 15, every door, window and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas or any areas where products to be included or utilized in food for human consumption are processed, manufactured, packaged or stored shall be supplied with approved, tightly fitting screens of not less than 16 mesh per inch (16 mesh per 25 mm), and every screen door used for insect control shall have a self-closing device in good working condition.

The first paragraph of Section 602.3 is hereby amended and restated in its entirety as follows:

602.3 Heat supply. Every owner and operator of any building who rents, leases or lets one or more dwelling units or sleeping units on terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat during the period from October 1 to May 1 to maintain a temperature of not less than 68° F. (20° C.) in all habitable rooms, bathrooms, and toilet rooms.

The first paragraph of Section 602.4 is hereby amended and restated in its entirety as follows:

602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied with heat during the period from October 30 to May 1 to maintain a temperature of not less than 65° F., (18° C.) during the period the spaces are occupied.