Within any identified floodplain area, any new residential and nonresidential structures or substantial improvements to such residential and nonresidential structures shall be prohibited. If a variance is obtained for new construction or substantial improvements to residential and nonresidential structures in the identified floodplain area in accordance with the criteria in Article
VIII, then the following provisions apply:
A. Residential structures when permitted pursuant to a variance granted
by the Zoning Hearing Board:
(1) In the AE District, any new construction or substantial improvement
shall have the lowest floor (including basement) elevated up to or
above the regulatory flood elevation.
(2) In the A District, 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 up to or above the regulatory flood elevation determined in accordance with §
92-18 of this chapter.
(3) 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 34 Pa. Code (Chapters 401 through 405, as amended) shall
be utilized, where they are more restrictive.
B. Nonresidential structures, including nonresidential accessory structures,
when permitted pursuant to a variance granted by the Zoning Hearing
Board:
(1) In the AE District, any new construction or substantial improvement
of a nonresidential structure, including a nonresidential accessory
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 603, Subpart A, Requirements for Floodplain Management Regulations.
(2) In the A District, where no base flood elevations are specified on the FIRM, any new construction or substantial improvement shall have the lowest floor (including basement) elevated or completely floodproofed to or above the regulatory flood elevation determined in accordance with §
92-18 of this chapter.
(3) Any nonresidential structure, including any nonresidential accessory
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 entitled "Flood-Proofing
Regulations" published by the U.S. 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.
(4) 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 34 Pa. Code (Chapters 401 through 405, as amended) shall
be utilized where they are more restrictive.
C. Space below the lowest floor.
(1) Fully enclosed space below the lowest floor (excluding basements)
which will be used solely for the parking of a vehicle, building access,
or incidental storage in an area other than a basement shall be designed
and constructed to allow for the automatic entry and exit of floodwaters
for the purpose of equalizing hydrostatic forces on exterior walls.
The term "fully enclosed space" also includes crawl spaces but does
not include basements.
(2) 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, or other coverings
or devices, provided that they permit the automatic entry and exit
of floodwaters.
D. Historic structures. Historic structures undergoing repair or rehabilitation that would constitute a substantial improvement, as defined in this chapter, must comply with all ordinance requirements that do not preclude the structure's continued designation as an historic structure. Documentation that a specific ordinance requirement will cause removal of the structure from the National Register of Historic Places 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 ordinance requirements shall be obtained from the Zoning Hearing Board in accordance with the criteria set forth in Article
VII and will be the minimum necessary to preserve the historic character and design of the structure.
E. Residential accessory structures. Structures accessory to a principal
residential 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 200 square feet;
(3) The structure will have a low damage potential;
(4) The structure will be located on the site so as to cause the least
obstruction to the flow of floodwaters;
(5) Power lines, wiring, and outlets will be elevated to the regulatory
flood elevation;
(6) Permanently affixed utility equipment and appliances, such as furnaces,
heaters, washers, dryers, etc., are prohibited;
(7) Sanitary facilities are prohibited; and
(8) The structure shall be adequately anchored to prevent flotation,
collapse, and lateral movement and shall be designed to automatically
provide for the entry and exit of floodwater for the purpose of equalizing
hydrostatic forces on the walls. Designs for meeting this requirement
must either be certified by a 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.
The following minimum standards shall apply for all construction
and development proposed within any identified floodplain area:
A. Within any identified floodplain area, the use of fill shall be prohibited.
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 ensure 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 supply and sanitary sewer facilities
and systems shall be located, designed and constructed to minimize
or eliminate flood damages and the infiltration of floodwaters.
(2) Sanitary sewer facilities and systems shall be designed to prevent
the discharge of untreated sewage into floodwaters.
(3) No part of any on-site 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.
(4) The design and construction provisions of the UCC and FEMA No. 348,
"Protecting Building Utilities From Flood Damages," and the "International
Private Sewage Disposal Code" 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. Streets. The finished elevation of all new streets shall be no less
than one foot above the base flood elevation.
F. Storage. All materials that are buoyant, flammable, explosive, or in times of flooding could be injurious to human, animal, or plant life, and not listed in §
92-25, Development that may endanger human life, shall be stored at or above the regulatory flood elevation or floodproofed to the maximum extent possible.
G. Placement of buildings and structures. All buildings and structures
shall be designed, located, and constructed so as to offer the minimum
obstruction to the flow of water and shall be designed to have a minimum
effect upon the flow and height of floodwater.
H. Anchoring.
(1) All buildings and structures shall be firmly anchored in accordance
with accepted engineering practices to prevent flotation, collapse,
or lateral movement.
(2) All air ducts, large pipes, storage tanks, and other similar objects
or components located below the regulatory flood elevation shall be
securely anchored or affixed to prevent flotation.
I. Floors, walls and ceilings.
(1) 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.
(2) Plywood used at or below the regulatory flood elevation shall be
of a marine or water-resistant variety.
(3) 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.
(4) Windows, doors, and other components at or below the regulatory flood
elevation shall be made of metal or other water-resistant material.
J. Paints and adhesives.
(1) Paints and other finishes used at or below the regulatory flood elevation
shall be of marine or water-resistant quality.
(2) Adhesives used at or below the regulatory flood elevation shall be
of a marine or water-resistant variety.
(3) 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.
K. Electrical components.
(1) Electrical distribution panels shall be at least three feet above
the base flood elevation.
(2) Separate electrical circuits shall serve lower levels and shall be
dropped from above.
L. Equipment. Water heaters, furnaces, air-conditioning and ventilating
units, and other electrical, mechanical or utility equipment or apparatus
shall not be located below the regulatory flood elevation.
M. Fuel supply systems. All gas and oil supply systems shall be designed
to prevent the infiltration of floodwaters into the system and discharges
from the system into floodwaters. Additional provisions shall be made
for the drainage of these systems in the event that floodwater infiltration
occurs.
N. Uniform Construction Code coordination. The Standards and Specifications
contained 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:
(1) International Building Code (IBC) 2009 or the latest edition thereof:
Sections 801, 1202, 1403, 1603, 1605, 1612 and 3402 and Appendix G.
(2) International Residential Building Code (IRC) 2009 or the latest
edition thereof: Sections R104, R105, R109 and R322, Appendix E, and
Appendix J.
All subdivision proposals and development proposals in the A District and Township-identified flood hazard areas (refer to §
92-18C and
D) 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 and Letter of Map Revision. Submittal requirements and processing fees shall be the responsibility of the applicant.
The storage of recreational vehicles shall be prohibited within
any identified floodplain area.