In conjunction with the granting any variance, the Township
shall attach the following technical provisions to the proposal for
which the variance has been granted. These conditions and safeguards
are necessary in order to protect the public health, safety, and welfare
of the residents of Lower Providence Township.
A. Pertaining to the alteration or relocation of watercourse.
(1) 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
PA DEP Regional Office.
(2) 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.
(3) In addition, FEMA and PA DCED, shall be notified prior to any alteration
or relocation of any watercourse.
B. The Township shall require technical or scientific data to be submitted
to FEMA for a LOMR within six months of the completion of any new
construction, development, or other activity resulting in changes
in the BFE. A LOMR or CLOMR is required for:
(1) Any proposed development that causes a rise in the BFEs within the
floodway; or
(2) Any proposed development occurring in Zone AE, which will cause a
rise of more than one foot in the BFE; or
(3) Proposed alteration or relocation of a watercourse including, but
not limited to, the installation of culverts and bridges.
The following minimum standards shall apply for all construction
and development proposed within the FCD:
A. 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 feet unless data
justifying steeper slopes and substantiated by a licensed engineer
are submitted to, and approved by the Floodplain Administrator, at
his/her discretion; and
(5) Be used to the extent to which it does not adversely affect adjacent
properties.
B. Drainage facilities. Storm drainage facilities shall be designed
to convey the flow of stormwater runoff in a safe and efficient manner.
Such facilities shall insure proper drainage along streets, and provide
positive drainage away from buildings. The facilities 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 sewage system shall be located within the
FCD 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 #348,
"Protecting Building Utilities from Flood Damages" and "The International
Private Sewage Disposal Code" shall be utilized and complied with.
D. Other utilities. All other utilities, such as gas lines, electrical
systems, 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 less
than the RFE.
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 Article
VI relating to development which may endanger human life in special technical requirements shall be stored at or above the RFE and/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 no obstruction
to the flow of water and shall be designed to have no 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 RFE shall be securely anchored or
affixed to prevent flotation.
I. Floors, walls, and ceilings.
(1) Wood flooring used at or below the RFE 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 RFE shall be of a marine or water-resistant
variety.
(3) Walls and ceilings at or below the RFE 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 RFE shall be
made of metal or other water-resistant material.
J. Paints and adhesives.
(1) Paints and other finishes used at or below the RFE shall be of marine
or water-resistant variety.
(2) Adhesives used at or below the RFE shall be of a marine or water-resistant
variety.
(3) All wooden components (doors, trim, cabinets, etc.) 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 BFE.
(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 RFE.
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. UCC coordination. The standards and specifications contained in 34
Pa. Code Chapters 401 through 405, as amended, including, but 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) IBC 2009 or the latest edition thereof: Sections 801, 1202, 1403,
1603, 1605, 1612, 3402, and Appendix G.
(2) IRC 2009 or the latest edition thereof: Sections R104, R105, R109,
R323, Appendix AE101, Appendix E and Appendix J.