Borough of Mount Joy, PA Environmental Protection

Purpose and authorization.

This section serves the following major purposes:

Promote the general health, welfare, and safety of the Borough.

Encourage the utilization of appropriate construction practices in order to prevent or minimize flood damage in the future.

(c)

Minimize danger to public health by protecting water supply and natural drainage.

(d)

Reduce financial burdens imposed on the Borough and its residents, by preventing excessive development in areas subject to flooding.

(e)

Comply with federal and state floodplain management requirements.

(2)

The Legislature of the Commonwealth of Pennsylvania has, by the passage of the Pennsylvania Flood Plain Management Act of 1978,[1] delegated the responsibility to local governmental units to adopt floodplain management regulations to promote public health, safety, and the general welfare of its citizenry. The Borough has enacted this section in accordance with the Flood Plain Management Act, Borough Code, and the MPC.

[1]

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

Floodplain applicability and administration.

(1)

The regulations of this section shall apply throughout the entire Borough as overlay zoning regulations that supplement the zoning district regulations. Where the regulations of this section differ from the regulations of any other section of this chapter, the provision that is more restrictive on development shall apply.

(2)

In addition to § 270-17, Liability, the following applies to all actions of the Borough and its officers and employees under this section. The degree of flood protection sought by the provisions of this chapter is considered reasonable for regulatory purposes and is based on accepted engineering methods of study. Larger floods may occur or flood heights may be increased by man-made or natural causes, such as ice jams and bridge openings restricted by debris. This chapter does not imply that areas outside any identified floodplain areas, or that land uses permitted within such areas, will be free from flooding or flood damages. This chapter shall not create liability on the part of Mount Joy Borough or any officer or employee thereof for any flood damages that result from reliance on this chapter or any administrative decision lawfully made thereunder.

(3)

This section supersedes any other conflicting provisions which may be in effect in identified floodplain areas. However, any other ordinance provisions shall remain in full force and effect to the extent that those provisions are more restrictive. If there is any conflict between any of the provisions of this chapter, the more restrictive shall apply.

(4)

The Zoning Officer is hereby appointed to administer and enforce this section and for all purposes shall be considered and may sometimes be referred to as the Floodplain Administrator. The Floodplain Administrator may: fulfill the duties and responsibilities set forth in these regulations, delegate duties and responsibilities set forth in these regulations to qualified technical personnel, plan examiners, inspectors, and other employees, or enter into a written agreement or written contract with another agency or private sector entity to administer specific provisions of these regulations. Administration of any part of these regulations by another entity shall not relieve the Borough of its responsibilities pursuant to the participation requirements of the National Flood Insurance Program as set forth in the Code of Federal Regulations at 44 CFR 59.22. In addition to the powers and duties generally set forth in the chapter, when serving as Floodplain Administrator, the Zoning Officer shall have the following powers and duties:

(a)

The Floodplain Administrator shall issue a permit only after it has been determined that the proposed work to be undertaken will be in conformance with the requirements of this and all other applicable codes and ordinances.

(b)

Prior to the issuance of any permit, the Floodplain Administrator shall review the application for the permit to determine if all other necessary government permits required by state and federal laws have been obtained, such as those required by the Pennsylvania Sewage Facilities Act (Act 1966-537, as amended); the Pennsylvania Dam Safety and Encroachments Act (Act 1978-325, as amended); the Pennsylvania Clean Streams Act (Act 1937-394, as amended);[2] and the United States Clean Water Act, Section 404, 33 U.S.C. § 1344. No permit shall be issued until this determination has been made. In the case of existing structures, prior to the issuance of any permit the Floodplain Administrator shall also review the history of repairs to the subject building so that any repetitive loss concerns can be addressed before the permit is issued.

[2]

Editor's Note: See 35 P.S. § 750.1 et seq., 32 P.S. § 693.1 et seq., and 35 P.S. § 691.1 et seq., respectively.

(c)

During the construction period, the Floodplain Administrator or other authorized official shall inspect the premises to determine that the work is progressing in compliance with the information provided on the permit application and with all applicable Borough ordinances. He/she shall make as many inspections during and upon completion of the work as are necessary.

(d)

In the discharge of his/her duties, the Floodplain Administrator shall have the authority to enter any building, structure, premises or development in the identified floodplain area, upon presentation of proper credentials, at any reasonable hour to enforce the provisions of this section.

(e)

In the event the Floodplain Administrator discovers that the work does not comply with the permit application or any applicable laws and ordinances, or that there has been a false statement or misrepresentation by any applicant, the Floodplain Administrator shall revoke the permit and report such fact to Borough Council for whatever action it considers necessary.

(f)

The Floodplain Administrator shall maintain in perpetuity all records associated with the requirements of this section including, but not limited to, finished construction elevation data, permitting, inspection and enforcement.

(g)

The Floodplain Administrator is the official responsible for submitting a biennial report to FEMA concerning community participation in the National Flood Insurance Program.

(h)

The responsibility, authority and means to implement the commitments of the Floodplain Administrator. The ultimate responsibility lies with the Zoning Officer.

(i)

The Floodplain Administrator shall consider the requirements of the UCC.

Floodplain compliance.

(1)

No structure shall be used or located, relocated, constructed, reconstructed, enlarged or structurally altered or land used except in full compliance with these floodplain regulations and other provisions of applicable Borough ordinances. A Borough zoning permit is required for any development within the one-hundred-year floodplain.

(2)

Any alteration to a waterway, drainage channel or the one-hundred-year floodplain, including development, redirecting drainage ways, changes in grade or filling in, shall only occur after a determination by the Zoning Officer that all Borough ordinances have been complied with and after any needed state or federal permits are received.

(3)

Any municipality that will be affected by a change in an alteration or relocation of a waterway shall be given prior notice of such proposal, with copies of such notice provided to DCED and FEMA.

Permits for uses, structures and grading within an identified floodplain. Applications for such a permit shall be made in writing to the Zoning Officer.

(1)

Any such application shall include the following:

(a)

The name and address of the applicant.

(b)

The name and address of the owner of land on which proposed construction is to occur.

(c)

The name and address of the contractor.

(d)

The site location.

(e)

A brief description of the proposed work and estimated costs.

(f)

A site plan showing the exact size and location of the proposed construction, as well as any existing buildings or structures, and also showing the one-hundred-year flood line.

(g)

Brief description of proposed work and estimate cost, including a breakout of flood-related cost and the market value of the building before the flood damage occurred where appropriate.

(2)

If any proposed construction or development is located entirely or partially within any identified floodplain area, applicants for permits shall provide all the necessary information in sufficient detail and clarity to enable the Zoning Officer to determine that:

(a)

All such proposals are consistent with the need to minimize flood damage and conform with the requirements of this and all other applicable codes and ordinances;

(b)

All utilities and facilities, such as sewer, gas, electrical and water systems are located and constructed to minimize or eliminate flood damage;

(c)

Adequate drainage is provided so as to reduce exposure to flood hazards;

(d)

Structures will be anchored to prevent flotation, collapse, or lateral movement;

(e)

Building materials are flood-resistant;

(f)

Appropriate practices that minimize flood damage have been used; and

(g)

Electrical, heating, ventilation, plumbing, air conditioning equipment, and other service facilities have been designed and/or located to prevent water entry or accumulation.

(3)

Applicants shall file the following minimum information plus any other pertinent information as may be required by the Zoning Officer to make the above determination:

(a)

A completed permit application form.

(b)

A plan of the entire site, clearly and legibly drawn in at a scale of one inch being equal to 100 feet or less, showing the following:

[1]

North arrow, scale, and date;

[2]

Topographic contour lines, if applicable;

[3]

The location of all existing and proposed buildings, structures, and other improvements, including the location of any existing or proposed subdivision and development;

[4]

The location of all existing streets, driveways and other accessways; and,

[5]

The location of any existing bodies of water or watercourses, identified floodplain areas, and, if available, information pertaining to the floodway, and the flow of water including direction and velocities.

(c)

Plans of all proposed buildings, structures and other improvements, drawn at suitable scale showing the following:

[1]

The proposed lowest floor elevation of any proposed building based upon North American Vertical Datum of 1988;

[2]

The elevation of the base flood;

[3]

Supplemental information as may be necessary under the UCC.

(d)

The following data and documentation:

[1]

If available, information concerning flood depths, pressures, velocities, impact and uplift forces and other factors associated with a base flood elevation.

[2]

Detailed information concerning any proposed floodproofing measures and corresponding elevations.

[3]

Documentation, certified by a registered professional engineer or architect, to show that the cumulative effect of any proposed development within any identified floodplain area, when combined with all other existing and anticipated development, will not cause any increase in the base flood elevation.

[4]

A document, certified by a registered professional engineer or architect, which states that the proposed construction or development has been adequately designed to withstand the pressures, velocities, impact and uplift forces associated with the base flood elevation. 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 the development.

(e)

Detailed information needed to determine compliance with § 270-74R(6), Storage, and § 270-74S, Development which may endanger human life, including:

[1]

The amount, location and purpose of any materials or substances referred to in § 270-74R(6) and § 270-74S, which are intended to be used, produced, stored or otherwise maintained on site.

[2]

A description of the safeguards incorporated into the design of the proposed structure to prevent leaks or spills of the dangerous materials or substances listed in § 270-74S during a base flood.

(f)

The appropriate component of the DEP "Planning Module for Land Development."

(g)

Where any excavation or grading is proposed, a plan meeting the requirements of DEP, to implement and maintain erosion and sedimentation control.

Review by Conservation District. A copy of all applications and plans for any proposed construction or development in any identified floodplain area to be considered for approval shall be submitted by the Zoning Officer to the Conservation District for review and comment prior to the issuance of a permit. The recommendations of the Conservation District shall be considered by the Zoning Officer for possible incorporation into the proposed plan.

Review of application by others. A copy of all plans and applications for any proposed construction or development in any identified floodplain area to be considered for approval may be submitted by the Zoning Officer to any other appropriate agencies and/or individuals (e.g., Planning Commission, Municipal Engineer, etc.) for review and comment.

Changes. After the issuance of a permit by the Zoning Officer, no changes of any kind shall be made to the application, permit or any of the plans, specifications or other documents submitted with the application without the written consent or approval of the Zoning Officer. Requests for any such change shall be in writing, and shall be submitted by the applicant to the Zoning Officer for consideration.

Placards. In addition to the permit, the Zoning Officer shall issue a placard which shall be displayed on the premises during the time construction is in progress. This placard shall show the number of the permit and the date of its issuance, and be signed by the Zoning Officer.

Start of construction.

(1)

Work on the proposed construction and/or development shall begin within 180 days after the date of issuance and shall be completed within 12 months after the date of issuance of the permit or the permit shall expire unless a time extension is granted, in writing, by the Zoning Officer. Construction and/or development shall be considered to have started with the preparation of land, land clearing, grading, filling, excavation of basement, footings, piers, or foundations, erection of temporary forms, the installation of piling under the proposed subsurface footings, or the installation of sewer, gas, and water pipes, or electrical or other service lines from the street.

(2)

Time extensions shall be granted only if a written request is submitted by the applicant, which sets forth sufficient and reasonable cause for the Zoning Officer to approve such a request.

Identification of floodplain areas.

(1)

Identified floodplain areas are all those areas of Mount Joy Borough, Lancaster County, Pennsylvania, classified as special flood hazard areas (SFHAs) in the Flood Insurance Study (FIS) and the accompanying Flood Insurance Rate Maps dated April 5, 2016, and issued by FEMA, or the most recent version thereof, including all digital data developed as part of the Flood Insurance Study. The floodplain shall consist of three subdistricts as follows.

(2)

The above referenced FIS and FIRMs, and any subsequent revisions and amendments are hereby adopted by Mount Joy Borough, and declared to be a part of this section.

Description and special requirements of identified floodplain areas.

(1)

Floodway area.

(a)

Description: the area identified as "floodway" in the FIS and FIRM which represents the channel of a watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation by more than one foot at any point. This term shall also include floodway areas which have been identified in other available studies or sources of information for those special flood hazard areas where no floodway has been identified in the FIS and FIRM.

(b)

Special requirements:

[1]

Any encroachment that would cause any increase in flood heights shall be prohibited.

[2]

No new construction or development shall be allowed, unless a permit is obtained from the DEP Regional Office.

(2)

Special floodplain area.

(a)

Description: the areas identified as Zones AE and A1-30 in the FIS and FIRM which are subject to inundation by the one-percent-annual chance flood event determined by detailed methods and have base flood elevations (BFEs) shown.

(b)

Special requirements:

[1]

No new construction or development shall be located within the area measured 50 feet landward from the top-of-bank of any watercourse, unless a permit is obtained from the Department of Environmental Protection Regional Office.

[2]

In special floodplain areas without a designated floodway, no new development shall be permitted unless it can be demonstrated that the cumulative effect of all past and projected development will not increase the BFE by more than one foot.

Approximate floodplain area.

(1)

Description: the areas identified as Zone A in the FIS and FIRM which are subject to inundation by the one-percent-annual-chance flood event determined using approximate methodologies. Because detailed hydraulic analyses have not been performed, no BFEs or flood depths are shown.

(2)

Special requirements:

(a)

No new construction or development shall be located within the area measured 50 feet landward from the top-of-bank of any watercourse, unless a permit is obtained from the DEP Regional Office.

(b)

When available, information from other federal, state, and other acceptable sources shall be used to determine the BFE, as well as a floodway area, if possible. When no other information is available, the BFE shall be determined by using a point on the boundary of the identified floodplain area which is nearest the construction site in question.

(c)

In lieu of the above, the Borough may require the applicant to determine the elevation with hydrologic and hydraulic engineering techniques. 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, etc., shall be submitted in sufficient detail to allow a thorough technical review by the Borough of Mount Joy.

Changes in identification of area. The identified floodplain area may be revised or modified by Borough Council where studies or information provided by a qualified agency or person documents the need for such revision. However, prior to any such change, approval must be obtained from FEMA. Additionally, as soon as practicable, but not later than six months after the date such information becomes available, the Borough shall notify FEMA of the changes by submitting technical or scientific data.

Boundary disputes. Should a dispute concerning any identified floodplain boundary arise, an initial determination shall be made by the Zoning Officer, and any party aggrieved by this decision or determination may appeal to the Zoning Hearing Board. The burden of proof shall be on the appellant.

Technical provisions.

(1)

Alteration or relocation of watercourse.

(a)

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 municipality, and until all required permits or approvals have been first obtained from the DEP Regional Office.

(b)

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.

(c)

In addition, FEMA and DCED shall be notified prior to any alteration or relocation of any watercourse.

(2)

Submit technical or scientific data to FEMA for a letter of map revision (LOMR) within six months of the completion of any new construction, development, or other activity resulting in changes in the BFE.

(3)

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 section and any other applicable codes, ordinances and regulations.

Elevation and floodproofing requirements.

(1)

Residential structures.

(a)

In AE, A1-30, and AH Zones, any new construction or substantial improvement shall have the lowest floor (including basement) elevated up to, or above, the regulatory flood elevation.

(b)

In A Zones, where there is no base flood elevation 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 in accordance with § 270-74L(2)(b) and § 270-74L(2)(c).

(c)

The design and construction standards and specifications contained in the UCC and ASCE 24 shall be utilized.

(2)

Nonresidential structures.

(a)

In AE, A1-30 and AH Zones, any new construction or substantial improvement of a nonresidential structure shall have the lowest floor (including basement) elevated up to, or above, the regulatory flood elevation, or be designed and constructed so that the space enclosed below the regulatory flood elevation:

[1]

Is floodproofed so that the structure is watertight with walls substantially impermeable to the passage of water; and

[2]

Has structural components with the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy.

(b)

In A Zones, 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 up to, or above, the regulatory flood elevation in accordance with § 270-74L(2)(b) and § 270-74L(2)(c).

(c)

Any nonresidential structure, or part thereof, made watertight below the regulatory flood elevation shall be floodproofed in accordance with the WI or W2 space classification standards contained in the publication entitled "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.

(d)

The design and construction standards and specifications contained in the UCC and ASCE 24 shall be utilized.

(3)

Space below the lowest floor.

(a)

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.

(b)

Designs for meeting this requirement must either be certified by a registered professional engineer or architect, or meet or exceed the following minimum criteria:

[1]

A minimum of two openings having a net total area of not less than one square inch for every square foot of enclosed space.

[2]

The bottom of all openings shall be no higher than one foot above grade.

[3]

Openings may be equipped with screens, louvers, etc., or other coverings or devices provided that they permit the automatic entry and exit of floodwaters.

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:

(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 150 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.

(8)

The structure shall be adequately anchored to prevent flotation or 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.

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

(1)

Fill. If fill is used, it shall:

(a)

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

(b)

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

(c)

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

(d)

Be no steeper than one vertical to two horizontal feet, unless substantiated data, justifying steeper slopes are submitted to, and approved by the Zoning Officer; and

(e)

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

(2)

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.

(3)

Water and sanitary sewer facilities and systems.

(a)

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.

(b)

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

(c)

No part of any on-site sewage 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, is shall be located so as to avoid impairment to it, or contamination from it, during a flood.

(d)

The design and construction provisions of the UCC and FEMA #348, Protecting Building Utilities From Flood Damage, and The International Private Sewage Disposal Code shall be utilized.

(4)

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.

(5)

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

(6)

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 § 270-74S, Development which may endanger human life, shall be stored at or above the regulatory flood elevation and/or flood-proofed to the maximum extent possible.

(7)

Placement of buildings and structures. All buildings and structures shall be designed, located, and constructed so as to offer the minim obstruction to the flow of water and shall be designed to have a minimum effect upon the flow and height of floodwater.

(8)

Anchoring.

(a)

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

(b)

All air ducts, storage tanks, and other similar objects or components located below the regulatory flood elevation shall be securely anchored or affixed to prevent flotation.

(9)

Floors, walls and ceilings.

(a)

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.

(b)

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

(c)

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.

(d)

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

(10)

Paints and adhesives.

(a)

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

(b)

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

(c)

All wooden components (doors, trims, cabinets, etc.) shall be finished with a marine or water-resistant paint or other finishing material.

(11)

Electrical components.

(a)

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

(b)

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

(12)

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.

(13)

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.

(14)

Uniform Construction Code coordination. The standards and specifications of the UCC shall apply to the above and other sections and subsections of this section, to the extent that they are more restrictive and/or supplement the requirements of this section.

Development which may endanger human life.

(1)

In accordance with the Pennsylvania Flood Plain Management Act, and the regulations adopted by DCED 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 dangerous materials or substances; 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 subject to the provisions of this section, in addition to all other applicable provisions. The following list of materials and substances are considered dangerous to human life:

Acetone;

Ammonia;

Benzene;

Calcium carbide;

Carbon disulfide;

Celluloid;

Chlorine;

Hydrochloric acid;

Hydrocyanic acid;

Magnesium;

Nitric acid and oxides of nitrogen;

(l)

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

Phosphorus;

Potassium;

Sodium;

Sulphur and sulphur products;

(q)

Pesticides (including insecticides, fungicides, and rodenticides);

(r)

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

(2)

Within any floodway area, any structure of the kind described in Subsection S(1), above, shall be prohibited.

(3)

Where permitted within any floodplain area, any new or substantially improved structure of the kind described in Subsection S(1), above, shall be:

(a)

Elevated or designed and constructed to remain completely dry up to at least 1 1/2 feet above base flood elevation,

(b)

Designed to prevent pollution from the structure or activity during the course of a base flood elevation. Any such structure, or part thereof, that will be built below the regulatory flood elevation shall be designed and constructed in accordance with the standards for completely dry floodproofing contained in the publication "Flood-Proofing Regulations" (United States Army Corps of Engineers, June 1972 as amended March 1992), or with some other equivalent watertight standard.

(4)

Within any floodplain area, any new or substantially improved structure of the kind described in Subsection S(1), above, shall be prohibited within the area measured 50 feet landward from the top-of-bank of any watercourse.

Special requirements for subdivisions. All subdivision proposals and development proposals containing at least 50 lots or at least five acres, whichever is the lesser, in flood hazard areas 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.

Special requirements for manufactured homes and recreational vehicles.

(1)

Within any FW (floodway area), manufactured homes and recreational vehicles shall be prohibited.

(2)

Within approximate floodplain or special floodplain area, manufactured homes shall be prohibited within the area measured 50 feet landward from the top-of-bank of any new watercourse.

(3)

Where permitted within any identified floodplain area, all manufactured homes, and any improvements thereto, shall be:

(a)

Placed on a permanent foundation.

(b)

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

(c)

Anchored to resist flotation, collapse, or lateral movement.

(4)

Installation of manufactured homes shall be done in accordance with the manufacturers' installation instructions as provided by the manufacturer. Where the applicant cannot provide the above information, the requirements of Appendix E of the International Residential Building Code adopted as part of the UCC or the United States Department of Housing and Urban Development's Permanent Foundations for Manufactured Housing, 1984 Edition, draft or latest revision thereto shall apply.

(5)

Consideration shall be given to the installation requirements of the UCC where appropriate and/or applicable to units where the manufacturers' standards for anchoring cannot be provided or were not established for the units(s) proposed installation.

(6)

Within approximate floodplain or special floodplain area, recreational vehicles in must either:

(a)

Be on the site for fewer than 180 consecutive days and be fully licensed and ready for highway use; or

(b)

Meet all of the requirements for manufactured homes in § 270-74U(2), (3), (4), and (5).

General. In accordance with the administrative regulations promulgated by DCED to implement the Pennsylvania Flood Plain Management Act, the following activities shall be prohibited within any identified floodplain area.

(1)

The commencement of any of the following activities; or the construction enlargement, or expansion of any structure used, or intended to be used, for any of the following activities:

Hospitals;

Nursing homes; or

Jails or prison.

The commencement of, or any construction of, a new manufactured home park or manufactured home subdivision, or substantial improvement to an existing manufactured home park or manufactured home subdivision.

Existing structures. The provisions of this section do not require any changes or improvements to be made to lawfully existing structures. However, when an improvement is made to any existing structure, the provisions of § 270-74X shall apply. Historic structures as defined in this section and ordinance, undergoing repair or rehabilitation that would constitute a substantial improvement as also defined in this section, must comply with all ordinance requirements that do not preclude the structure's continued designation as a historic structure. Documentation that a specific ordinance requirement will cause removal of the structure from the National Register of Historic Places must be obtained from the Secretary of the Interior. An exemption from ordinance requirements will be the minimum necessary to preserve historic character and design of the structure.

Improvements. The following provisions shall apply whenever any improvement is made to an existing structure located within any identified floodplain area:

(1)

No expansion or enlargement of an existing structure shall be allowed within any floodway area that would cause any increase in the elevation of the base flood elevation.

(2)

No expansion or enlargement of an existing structure shall be allowed within any special floodplain area that would, together with all other existing and anticipated development, increase the BFE more than one foot at any point.

(3)

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 constitute a substantial improvement and shall be undertaken only in full compliance with the provisions of this section.

(4)

The above activity shall also address the requirements of the UCC.

(5)

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.

(6)

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 section.

Variances.

(1)

General. If compliance with any of the requirements of this section would result in an exceptional hardship to a prospective builder, developer or landowner, the Zoning Hearing Board may, upon request, grant relief from the strict application of the requirements.

(2)

Variance procedures and conditions. Requests for variances shall be considered by the Zoning Hearing Board in accordance with the procedures contained in § 270-11 and the following:

(a)

No variance shall be granted for any construction, development, use or activity within any floodway that would cause any increase in the BFE.

(b)

No variance shall be granted for any construction, development, use, or activity within any special floodplain area that would, together with all other existing and anticipated development, increase the BFE than one foot at any point.

(c)

Except for a possible modification of the regulatory flood elevation requirement involved, no variance shall be granted for any of the other requirements pertaining specifically to development which may endanger human life.

(d)

If granted, a variance shall involve only the least modification necessary to provide relief.

(e)

Whenever a variance is granted, the Zoning Hearing Board shall 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 section.

(f)

Whenever a variance is granted, the Zoning Hearing Board shall notify the applicant in writing that:

[1]

The granting of the variance may result in increased premium rates for flood insurance.

[2]

Such variance may increase the risks to life and property.

(g)

In reviewing any request for a variance, the Zoning Hearing Board shall consider, at a minimum, the following:

[1]

That there is good and sufficient cause.

[2]

That failure to grant the variance would result in exceptional hardship to the applicant.

[3]

That the granting of the variance will:

[a]

Neither result in an unacceptable or prohibited increase in flood heights, additional threats to public safety, or extraordinary public expense;

[b]

Nor create nuisances, cause fraud on, or victimize the public, or conflict with any other applicable state or local ordinances and regulations.

(h)

A complete record of all variance requests and related actions shall be maintained by the Borough of Mount Joy. In addition, a report of all variances granted during the year shall be included in the annual report to FEMA.

(i)

Notwithstanding any of the above, however, all structures shall be designed and constructed so as to have the capability of resisting the one-percent-annual-chance flood.

Definitions. Unless specifically defined below, words and phrases used in this section shall be interpreted so as to give this section its most reasonable application.

ACCESSORY STRUCTURE OR USE

A use or structure on the same lot with, and of a nature customarily incidental and subordinate to, the principal use or structure.

BASE FLOOD

A flood which has a one-percent chance of being equaled or exceeded in any given year (also called the "one-hundred-year flood").

BASE FLOOD DISCHARGE

The volume of water resulting from a base flood as it passes a given location within a given time, usually expressed in cubic feet per second (cfs).

BASE FLOOD ELEVATION (BFE)

The elevation shown on the Flood Insurance Rate Map (FIRM) for Zones AE, AH, A1-30 that indicates the water surface elevation resulting from a flood that has a one-percent or greater chance of being equaled or exceeded in any given year.

BASEMENT

Any area of the building having its floor below ground level on all sides.

BUILDING

A combination of materials forming a permanent structure and which has walls and a roof. This term shall include manufactured homes and trailers used for human habitation.

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.

EXISTING MANUFACTURED HOME PARK OR SUBDIVISION

A manufactured home park or subdivision for which the construction or facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed before the effective date of the floodplain management regulations adopted by a community.

EXPANSION TO AN EXISTING MANUFACTURED HOME PARK OR SUBDIVISION

The preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads.)

FLOOD

A temporary inundation of normally dry land areas.

FLOOD INSURANCE RATE MAP (FIRM)

The official map on which FEMA or Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the community.

FLOOD INSURANCE STUDY (FIS)

The official report provided by the Federal Insurance Administration that includes flood profiles, the Flood Insurance Rate Map, the Flood Boundary and Floodway Map, and the water surface elevation of the base flood.

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 channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot.

HIGHEST ADJACENT GRADE

The highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure.

HISTORIC STRUCTURE

Any building, structure, site, object or district that is included on any of the following lists:

(1)

The National Register of Historic Places, individually or as a contributing resource in a National Register Historic District.

(2)

The Mount Joy Borough Registry of Historic Buildings included in Appendix 1.[3]

LOWEST FLOOR

The lowest floor of the lowest fully enclosed area, including any basement. An unfinished flood-resistant partially enclosed area used solely for the parking of vehicles, building access and incidental storage, in an area other than a basement area is not considered the lowest floor of a building, provided that such space is not designed and built so that the structure is in violation of the applicable nonelevation design requirements of this section.

MANUFACTURED HOME

A type of single-family detached dwelling that meets all of the following requirements:

(1)

It is transportable in a single piece, or two substantial pieces designed to be joined into one integral unit capable of again being separated for towing;

(2)

It is designed for permanent occupancy;

(3)

It arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations;

(4)

May be constructed so that it may be used without a permanent foundation;

(5)

It is not a recreation vehicle.

MANUFACTURED HOME PARK OR SUBDIVISION

A parcel or contiguous parcels of land which has been so designated and improved that it contains two or more mobile/manufactured home lots for the placement thereon of mobile/manufactured homes.

NEW CONSTRUCTION

Structures for which the start of construction commenced on or after the effective date of these floodplain regulations that were adopted by the Borough, and includes any subsequent improvements thereto. Any construction started after October 15, 1981, and before the effective date of these floodplain regulations is subject to the regulations in effect at the time the permit was issued, provided the start of construction was within 180 days of permit issuance.

[Amended 6-6-2016 by Ord. No. 3-16]

NEW MANUFACTURED HOME PARK OR SUBDIVISION

A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after the effective date of floodplain management regulations adopted by a community.

OBSTRUCTION

Any wall, dam, wharf, embankment, levee, dike, pile abutment, projection, excavation, channel, culvert, fence, stockpile, refuse, fill, structure or other matter in, along, across or projecting into any channel, watercourse or flood-prone area, which may impede, retard or change the direction of the flow of water, either by itself or by catching or collecting debris carried by such water, or is placed where the flow of the water may carry the matter downstream to threaten life and property.

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 built on a single chassis; not more than 400 square feet, measured at the largest horizontal projections; designed to be self-propelled or permanently towable by a light-duty truck; and not designed for use as a permanent dwelling but as a temporary living quarters for recreational, camping, travel, or seasonal use.

REGULATORY FLOOD ELEVATION

The base flood elevation (BFE) or estimated flood height as determined using simplified methods 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 an average, equals or exceeds 25% of the market value of the structure before the damages occurred.

SPECIAL FLOOD HAZARD AREA (SFHA)

An area in the floodplain subject to a one-percent or greater chance of flooding in any given year. It is shown on the FIRM as Zone A, AO, A1-A30, AE, A99, or AH.

START OF CONSTRUCTION

Includes substantial improvement and other proposed new development and means the date the permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within 180 days from the date of the permit. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading, and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building.

STRUCTURE

A walled and roofed building, including a gas or liquid storage tank that is principally above ground, as well as a manufactured home.

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 DAMAGE

Damage from any cause sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50% or more of the market value of the structure before the damage occurred.

SUBSTANTIAL IMPROVEMENT

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. This term includes structures which have incurred "substantial damage" or "repetitive loss," regardless of the actual repair work performed. The term does not, however, include either 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 are the minimum necessary to assure safe living conditions.

UNIFORM CONSTRUCTION CODE (UCC)

The statewide building code adopted by the Pennsylvania General Assembly in 1999 applicable to new construction in all municipalities, whether administered by the municipality, a third party or the Department of Labor and Industry. Applicable to residential and commercial buildings, the UCC adopted the International Residential Code (IRC) and the International Building Code (IBC), by reference, as the construction standard applicable with the state floodplain construction. For coordination purposes, references to the above are made specifically to various sections of the IRC and IBC.

VIOLATION

The failure of a structure or other development to be fully compliant with the Borough's floodplain management regulations. A structure or other development without the elevation certificate, other certifications, or other evidence of compliance required in 44 CFR § 60.3(b)(5), (c)(4), (c)(10), (d)(3), (e)(2), (e)(4), and (e)(5) is presumed to be in violation until such time as that documentation is provided.

[3]

Editor's Note: Said appendix is included as an attachment to this chapter.

Lighting of properties and uses shall comply with the following provisions:

Definitions. Unless specifically defined below, words and phrases use in this section shall be interpreted so as to give this section its most reasonable application.

CANDLEPOWER

The amount of light that will illuminate a surface one foot distant from a light source to an intensity of one footcandle. Maximum (peak) candlepower is the largest amount of candlepower emitted by any lamp, light source, or luminaire.

CUTOFF

The point at which all light rays emitted by a lamp or luminaire are eliminated (cutoff) at a specific angle above ground.

CUTOFF ANGLE

The angle formed by a line drawn from the direction of light rays at the light source and a line perpendicular to the ground from the light source, above which no light is emitted.

CUTOFF-TYPE LUMINAIRE

A luminaire with elements such as shields, reflectors, or refractors, or refractor panels which direct and cut off the light at a cutoff angle that is less than 90°.

DIRECT LIGHT

Light actually seen coming straight from the lamp, reflector, or a reflector diffuser in the luminaire.

FLOOD OR SPOT LIGHT

Any light fixture or lamp that incorporates a reflector or a refractor to concentrate the light output into a directed beam in a particular direction.

FOOTCANDLE

A unit of light concentration produced on a horizontal plane stated in lumens per square foot and measured with a light meter.

FULL CUTOFF

An attribute of a lighting fixture from which no light is emitted at or above a horizontal plane drawn through the bottom of the fixture and no more than 10% of the lamp's intensity is emitted at or above an angle 10° below that horizontal plane, at all lateral angles around the light fixture.

FULLY SHIELDED

An attribute of a lighting fixture provided with internal and/or external shields and louvers to prevent brightness from lamps, reflectors, refractors, and lenses from causing glare at normal viewing angles.

GLARE

Excessive brightness in the field of view that causes loss of visual performance or annoyance, jeopardizing health, safety, or welfare.

HEIGHT OF THE LUMINAIRE

The vertical distance from the ground directly below the center line of the luminaire to the direct light-emitting part of the luminaire.

INDIRECT LIGHT

Direct light that is reflected from or has scattered off of other surfaces.

LAMP

A light bulb.

LIGHT FIXTURE

The assembly that houses a lamp or lamps and can include all or some of the following parts: a housing, a mounting bracket or pole socket, a lamp holder, a ballast, a reflector or mirror and/r a refractor lens.

LIGHT TRESPASS

Light emitted by a lighting fixture which is cast beyond the boundaries of the property on which the lighting fixture is situated.

LUMEN

The unit representing the quantity of light being produced by a lamp or emitted from a luminaire. In the International System, the lumen is the unit of luminous flux, equal to the amount of light given out through a solid angle by a source of one candela intensity radiating equally in all directions.

LUMINAIRE

A complete light fixture, consisting of a light source, optical reflector and housing, and electrical components for safely starting and operating the source.

MAXIMUM PERMITTED ILLUMINATION

The maximum illumination measured in footcandles at a property line.

MOTION SENSOR DEVICE

A device sensing motion electronically and switching on security lighting for a timed duration.

RECEIVING PROPERTY

A lot(s) that is approved to permit a higher density than would otherwise be permitted as a condition of the restriction of development on sending property.

STREETLIGHT

A luminaire placed in or adjacent to a street right-of-way for the purpose of illuminating a road, sidewalk, and/or intersection.

Legislative intent. It is the intent of the Council in adopting these regulations to:

(1)

Provide for and control lighting in outdoor public places to protect the health, safety and welfare of the public.

(2)

Protect drivers and pedestrians from the glare of nonvehicular light sources.

(3)

Protect neighbors, the environment and the night sky from nuisance glare and light trespass from improperly selected, placed, aimed, applied, maintained or shielded light sources.

(4)

Promote energy efficient lighting design and operation.

Illumination requirements.

(1)

Under-canopy lighting, for such applications as gas/service stations, hotel/theater marquees, fast-food/bank/drugstore drive-ups, shall be accomplished using flat-lens, full cutoff fixtures aimed straight down and shielded in such a manner that the lowest opaque edge of the fixture shall be below the light source at all lateral angles. The average illumination intensity in the area directly below the canopy shall not exceed 20 maintained footcandles.

(2)

Wall-mounted luminaires intended for parking lot illumination on commercial, industrial, nonresidential, and multifamily residential buildings and structures shall have fixtures that cut off direct light from view. All parking lot and site perimeter lighting shall be located on poles or at ground level and must be directed towards the property interior. All luminaires designed for entryways and decorative purposes on nonresidential and multifamily residential buildings and structures which exceed 2,000 lumens (150 watts incandescent) shall have fixtures that cut off direct light from view.

(3)

All nonresidential site light sources, and residential light sources higher than 12 feet, shall be directed away from public streets and private properties. The lamps shall be shielded in a manner so that they are not visible from the adjoining property. Sensor-controlled lamps exceeding 2,000 lumens (150 watts incandescent) shall have cutoff-type luminaires.

(4)

Parking lot lighting designs may include luminaires of a particular "period" or architectural style as an alternative or supplement to the cutoff luminaires, provided that:

(a)

If the fixtures are not cutoff luminaires, the maximum output shall not be more than 2,000 lumens (150 watts incandescent).

(b)

Maximum luminaire mounting height shall not exceed 15 feet.

(5)

In parking lots, luminaires shall be located on mast arms, where necessary, such that trees do not interfere with the required lighting.

(6)

Parking facility, vehicular and pedestrianway lighting (except for safety, security applications and all-night business operations) for commercial, industrial, and institutional uses shall be automatically extinguished no later than one hour after the close of business or facility operations. When safety and security lighting is proposed for after-hours illumination, it shall not be in excess of 33% of the number of fixtures required or permitted for illumination during regular business hours.

(7)

Recreational lighting for playing fields shall be permitted to have fixtures with a maximum height of 35 feet above finished grade, and the luminaires must be fully shielded and have a cutoff angle of light less than 90°.

(8)

When required, streetlights shall be constructed in accordance with the regulations of Chapter 240, Subdivision and Land Development, except to the extent in which streetlights are required for a specific use as indicated in this chapter.

(9)

Temporary holiday and special event lighting is permitted and shall be placed to prevent glare.

(10)

Flood and/or spot lights shall be so shielded, installed, and aimed so that they do not project their output into the windows of neighboring residences, adjacent uses, past the object being illuminated, skyward, or onto a public roadway or pedestrianway.

(11)

Barn light (a.k.a. "dusk-to-dawn lights"), where visible from other properties, shall not be permitted unless fully shielded.

(12)

Luminaires shall not be permitted which shine into the night sky. Flood and/or spot lights utilized for the uplighting of building facades and landscaping shall have luminaires with a maximum output of no more than 1,800 lumens (100 watts incandescent) and shall be completely shielded to prevent glare into the night sky.

(13)

All flags and flagpoles may be illuminated from dusk till dawn. Flag lighting sources shall not exceed 10,000 lumens (750 watts incandescent) per flagpole. The light source shall have a beam spread no greater than necessary to illuminate the flag.

(14)

Externally illuminated billboards and signs shall be lighted by fixtures mounted at the top of the billboard or sign and aimed downward. The fixtures shall be designed, fitted, and aimed to place the light output onto and not beyond the sign or billboard.

(15)

Interior illuminated signs shall consist of colored or opaque backgrounds utilizing lighter-colored text.

(16)

Light trespass requirements.

(a)

The maximum permitted illumination projected from any use onto a residential use shall at no time exceed 0.1 footcandle, measured line-of-sight from any point on the receiving residential property.

(b)

The maximum permitted illumination projected away from any property to a nonresidential use shall at no time exceed 1.0 footcandle, measured line-of-sight from any point on the receiving property.

(17)

Vegetation screens shall not be employed to serve as the primary means for controlling glare. Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields, baffles, and appropriate application of fixture mounting height, wattage, aiming angle, and fixture placement.

(18)

Nonconforming lighting. Any lighting fixture or lighting installation existing on the effective date of this section that does not conform with the requirements of this chapter shall be considered as a lawful nonconformance. A nonconforming lighting fixture or lighting installation shall be made to conform with the requirements of this chapter when:

(a)

Minor corrective action, such as re-aiming or shielding, can achieve conformity with applicable requirements of this chapter.

(b)

It is deemed by the Borough to create a safety hazard.

(c)

It is replaced by another fixture or fixtures, abandoned, or relocated.

(d)

There is a change in use.

(19)

Emergency lighting, as may be required by any public agency while engaged in the performance of its duties, is exempt from the provisions contained within this chapter.

(20)

Federal- and state-required security lighting shall be exempt from the provisions contained within this chapter.

Exterior lighting plan.

(1)

Any applicant for any approval shall submit an exterior lighting plan with the initial application. If the proposed use is authorized by special exception, the applicant shall present the exterior lighting plan as part of the application for a special exception. If the proposed use is as of right and requires subdivision or land development approval, the applicant shall submit an exterior lighting plan with the sketch plan if a sketch plan is mandatory or, if a sketch plan is not mandatory, with the preliminary subdivision or land development plan. Applicants desiring to install exterior lighting who do not require approval of a special exception or a subdivision or land development plan shall submit an exterior lighting plan with the application for a zoning permit.

(2)

An exterior lighting plan shall include, but not be limited to, a detailed grid of illumination levels, a calculation as to the average illumination levels, the number of lighting fixtures, the height and location of the mounting fixtures, including the underside of any canopies, details as to how lighting will be recessed, and required details of how lighting will be shielded and the angle of the shielding when required, and details of any building- or canopy-mounted lighting to show that the outline and roofline provisions have been met.