[Ord. No. 1-2020, 21, passed 6-22-2020]
These regulations are designed to prohibit or restrict construction
of any permanent building or structure, or uses and activities in
the special flood hazard area (SFHA), in order to prevent unnecessary
loss of life or property from possible natural catastrophe, as well
as to protect stream valleys from ecologically detrimental development
that may contribute to a water pollution problem, create erosion in
and around watercourses, and induce flooding conditions. In addition,
these provisions are intended to prevent the creation of health and
safety hazards, the extraordinary and unnecessary expenditure of public
funds for flood protection and relief, to minimize future flood damage,
comply with federal and state floodplain management requirements,
and promote the general health, welfare, and safety of the community.
[Ord. No. 1-2020, 21, passed 6-22-2020]
It shall be unlawful for any person, partnership, business,
corporation or other entity to undertake, or cause to be undertaken,
any construction or development anywhere that is regulated by this
Article 1309 unless a permit has been obtained from the floodplain
administrator. The City may, at its option, combine a floodplain permit
or application with other City permit forms.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a)
This article 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 article, the more restrictive shall
apply.
(b)
All permitted uses shall be regulated by the provisions of the nearest
zoning district as shown on the Official Zoning Map. Where there happens
to be conflicts between the provisions or requirements of either the
SFHA AE Zones and the nearest zoning district, the more restrictive
provisions shall apply. In the event that any portion of the SFHA
be declared inapplicable as a result of any legislative or administrative
actions or judicial discretion, the nearest zoning district shall
be deemed to be the district in which the SFHA is located.
[Ord. No. 1-2020, 21, passed 6-22-2020]
If any section, subsection, paragraph, sentence, clause, or
phrase of this article shall be declared invalid for any reason whatsoever,
such a decision shall not affect the remaining portions of the article,
which shall remain in full force and effect, and, for this purpose,
the provisions of this article are hereby declared to be severable.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a)
The degree of flood protection sought by the provisions of this article
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 article 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.
(b)
This article shall not create liability on the part of the City of
Lebanon or any officer or employee thereof for any flood damages that
result from reliance on this article or any administrative decision
lawfully made thereunder.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a)
The Zoning Officer is hereby appointed to administer and enforce
this article and is referred to herein as the "floodplain administrator."
The floodplain administrator may: 1) fulfill the duties and responsibilities
set forth in these regulations, 2) delegate duties and responsibilities
set forth in these regulations to qualified technical personnel, plan
examiners, inspectors, and other employees, or 3) 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 municipality 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.
(b)
In the absence of a designated floodplain administrator, the floodplain
administrator duties are to be fulfilled by the Mayor or his/her designee.
[Ord. No. 1-2020, 21, passed 6-22-2020]
A floodplain permit shall be required before any construction
or development is undertaken within any area of the City of Lebanon
that is regulated by this Article 1309.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a)
The floodplain administrator shall issue a floodplain 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);[1] the Pennsylvania Dam Safety and Encroachments Act (Act
1978-325, as amended);[2] the Pennsylvania Clean Streams Act (Act 1937-394, as amended);[3] and the U.S. Clean Water Act, Section 404, 33 U.S.C. § 1344.
No permit shall be issued until this determination has been made.
(c)
In the case of existing structures, prior to the issuance of any
permit, the floodplain administrator shall review the proposed cost
of improvements or repairs and the preimprovement market value of
the structure, so that a substantial improvement/substantial damage
determination can be made, in accordance with FEMA's Substantial
Improvement/Substantial Damage Desk Reference.
(d)
In the case of existing structures, prior to the issuance of any
permit, the floodplain administrator shall review the history of repairs
to the subject building, so that any cumulative substantial damage
concerns can be addressed before the permit is issued.
(e)
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 municipal laws and
ordinances. He/she shall make as many inspections during and upon
completion of the work as are necessary.
(f)
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 article.
(g)
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 the Council of the City of Lebanon for whatever
action it considers necessary.
(h)
The floodplain administrator shall maintain in perpetuity, or for
the lifetime of the structure, all records associated with the requirements
of this article including, but not limited to, finished construction
elevation data, permitting, inspection and enforcement.
(i)
The floodplain administrator is the official responsible for submitting
a biennial report to FEMA concerning community participation in the
National Flood Insurance Program as requested.
(j)
The responsibility, authority and means to implement the commitments
of the floodplain administrator can be delegated from the person identified.
However, the ultimate responsibility lies with the person identified
in the floodplain ordinance as the floodplain administrator/manager.
(k)
The floodplain administrator shall consider the requirements of the
34 Pa. Code and the 2015 IBC and the 2015 IRC, or the latest revision
thereof, as adopted by the Commonwealth of Pennsylvania.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a)
Application for such a permit shall be made, in writing, to the floodplain
administrator on forms supplied by the floodplain administrator. Such
application shall contain the following:
(1)
Name and address of applicant.
(2)
Name and address of owner of land on which proposed construction
is to occur.
(3)
Name and address of contractor.
(4)
Site location including address.
(5)
Listing of other permits required.
(6)
Brief description of proposed work and estimated cost, including
a breakout of flood-related cost and the market value of the building
before the flood damage occurred where appropriate.
(7)
A plan of the site showing the exact size and location of the
proposed construction as well as any existing buildings or structures.
(b)
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 floodplain administrator to determine that:
(1)
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;
(2)
All utilities and facilities, such as sewer, gas, electrical
and water systems are located and constructed to minimize or eliminate
flood damage;
(3)
Adequate drainage is provided so as to reduce exposure to flood
hazards;
(4)
Structures will be anchored to prevent flotation, collapse,
or lateral movement;
(5)
Building materials are flood-resistant;
(6)
Appropriate practices that minimize flood damage have been used;
and
(7)
Electrical, heating, ventilation, plumbing, air-conditioning
equipment, and other service facilities have been designed and located
to prevent water entry or accumulation.
(c)
Applicants shall file the following minimum information plus any
other pertinent information as may be required by the floodplain administrator
to make the above determination:
(1)
A completed permit application form.
(2)
A plan of the entire site, clearly and legibly drawn at a scale
of one inch being equal to 100 feet or less, showing the following:
A.
North arrow, scale, and date;
B.
Topographic contour lines, if available;
C.
The location of all existing and proposed buildings, structures,
and other improvements, including the location of any existing or
proposed subdivision and development;
D.
The location of all existing streets, drives, and other accessways;
and
E.
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.
(3)
Plans of all proposed buildings, structures and other improvements,
drawn at suitable scale showing the following:
A.
The proposed lowest floor elevation of any proposed building
based upon North American Vertical Datum of 1988;
B.
The elevation of the base flood;
C.
Supplemental information as may be necessary under 34 Pa. Code,
the 2015 IBC or the 2015 IRC, or the latest revision thereof, as adopted
by the Commonwealth of Pennsylvania.
(4)
The following data and documentation:
A.
Detailed information concerning any proposed floodproofing measures
and corresponding elevations.
B.
If available, information concerning flood depths, pressures,
velocities, impact and uplift forces and other factors associated
with a base flood.
C.
Documentation, certified by a registered professional engineer or architect, to show that the effect of any proposed development within a floodway area [see § 1309.17(a)] will not increase the base flood elevation at any point.
D.
Documentation, certified by a registered professional engineer or architect, to show that the cumulative effect of any proposed development within an AE Area/District without floodway or an A Area [see § 1309.17(b) and § 1309.17(c)] when combined with all other existing and anticipated development, will not increase the base flood elevation at any point within the community.
E.
A document, certified by a registered professional engineer
or registered 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.
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.
F.
Detailed information needed to determine compliance with § 1309.23(f), Storage, and § 1309.24, Development which may endanger human life, including:
1.
The amount, location and purpose of any materials or substances referred to in §§ 1309.23(f) and 1309.24 which are intended to be used, produced, stored or otherwise maintained on site.
G.
The appropriate component of DEP's "Planning Module for
Land Development."
H.
Where any excavation or grading is proposed, a plan meeting
the requirements of DEP, to implement and maintain erosion and sedimentation
control.
(d)
Applications for permits shall be accompanied by a fee, in accordance
with the current schedule of fees adopted by resolution by the municipality.
[Ord. No. 1-2020, 21, passed 6-22-2020]
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 floodplain administrator to any
other appropriate agencies and/or individuals (e.g., Planning Commission,
Municipal Engineer, etc.) for review and comment.
[Ord. No. 1-2020, 21, passed 6-22-2020]
After the issuance of a permit by the floodplain administrator,
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 floodplain
administrator. Requests for any such change shall be in writing and
shall be submitted by the applicant to floodplain administrator for
consideration.
[Ord. No. 1-2020, 21, passed 6-22-2020]
In addition to the floodplain permit, the floodplain administrator
shall issue a placard, or similar document, which shall be displayed
on the premises during the time construction is in progress. This
placard shall show the number of the floodplain permit, the date of
its issuance, and be signed by the floodplain administrator.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a)
Work on the proposed construction or development shall begin within
90 days after the date of permit issuance. Work shall also 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
floodplain administrator.
(b)
The "actual start of construction" 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.
(c)
Time extensions shall be granted only if a written request is submitted
by the applicant, who sets forth sufficient and reasonable cause for
the floodplain administrator to approve such a request and the original
permit is compliant with the ordinance and FIRM/FIS in effect at the
time the extension is granted.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a)
Notices. Whenever the floodplain administrator or other authorized
municipal representative determines that there are reasonable grounds
to believe that there has been a violation of any provisions of this
article, or of any regulations adopted pursuant thereto, the floodplain
administrator shall give notice of such alleged violation as hereinafter
provided. Such notice shall:
(1)
Be in writing;
(2)
State the name of the owner of record and any other person against
whom the municipality intends to take action;
(3)
State the location of the property in violation;
(4)
State the specific violation with a description of the requirements
which have not been met, citing in each instance the applicable provisions
of the ordinance;
(5)
Contain an outline of remedial action which, if taken, will
effect compliance with the provisions of this article. State the date
before which the steps for compliance must be commenced and the date
before which the steps must be completed, not to exceed 30 days;
(6)
State that the recipient of the notice has the right to appeal
to the Municipal Zoning Hearing Board within a prescribed period of
time in accordance with procedures set forth in this article;
(7)
State that failure to comply with the notice within the time
specified, unless extended by appeal to the Zoning Hearing Board,
constitutes a violation, with possible sanctions clearly described.
(8)
Be served upon the property owner or his agent as the case may
require; provided, however, that such notice or order shall be deemed
to have been properly served upon such owner or agent when a copy
thereof has been served with such notice by any other method authorized
or required by the laws of this state.
(b)
Any person, partnership, or corporation who or which has violated
or permitted the violation of the provisions of this article shall,
upon being found liable therefore in a civil enforcement proceeding
commenced by the City of Lebanon, pay judgment of not more than $500
plus all court costs, including reasonable attorney fees incurred
by the City of Lebanon as a result thereof. No judgment shall commence
or be imposed, levied or payable until the date of the determination
of a violation by the district justice. If the defendant neither pays
nor timely appeals the judgment, the City of Lebanon may enforce the
judgment pursuant to the applicable rules of civil procedure. Each
day that a violation continues shall constitute a separate violation,
unless the district justice determining that there has been a violation
further determines that there was a good faith basis for the person,
partnership, or corporation violating this article to have believed
that there was no such violation, in which event there shall be deemed
to have been only one such violation until the 5th day following the
date of the determination of a violation by the district justice and
therefore each day that a violation continues shall constitute a separate
violation.
(c)
The Court of Common Pleas, upon petition, may grant an order of stay,
upon cause shown, tolling the per diem fine pending a final adjudication
of the violation and judgment.
(d)
Nothing contained in this section shall be construed or interpreted
to grant to any person or entity other than the City the right to
commence any action for enforcement pursuant to this section.
(e)
The Magisterial District Judge shall have initial jurisdiction over
proceedings brought under this section.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a)
Any person aggrieved by any action or decision of the floodplain
administrator concerning the administration of the provisions of this
article, may appeal to the Zoning Hearing Board. Such appeal must
be filed, in writing, within 30 days after the decision, determination
or action of the floodplain administrator.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a)
The identified floodplain area shall be:
(1)
Any areas of the City of Lebanon, classified as special flood
hazard areas (SFHAs) in the Flood Insurance Study (FIS) and the accompanying
Flood Insurance Rate Maps (FIRMs) dated July 8, 2020, and issued by
the Federal Emergency Management Agency (FEMA) or the most recent
revision thereof, including all digital data developed as part of
the Flood Insurance Study;
(2)
Any community-identified flood hazard areas.
(b)
The above-referenced FIS and FIRMs, and any subsequent revisions
and amendments, are hereby adopted by the City of Lebanon and declared
to be a part of this Article 1309.
[Ord. No. 1-2020, 21, passed 6-22-2020]
The identified floodplain area shall consist of the following
specific areas:
(a)
The floodway area shall be those areas identified in the FIS and
the FIRM as floodway and which represent the channel of a watercourse
and the adjacent land areas that must be reserved in order to discharge
the base flood without 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.
(1)
Within any floodway area, no encroachments, including fill,
new construction, substantial improvements, or other development shall
be permitted unless it has been demonstrated through hydrologic and
hydraulic analysis performed in accordance with standard engineering
practice that the proposed encroachment would not result in any increase
in flood levels within the community during the occurrence of the
base flood discharge.
(2)
Within any floodway area, no new construction or development
shall be allowed, unless the appropriate permit is obtained from the
DEP regional office.
(3)
Permitted uses. In the floodway areas, the following uses and
activities are permitted provided that a) the information required
in this article is submitted as a part of the permit application,
b) they are in compliance with the provisions of the nearest zoning
district, c) they will not result in any increase in the level of
the base flood elevation anywhere, d) they are not prohibited by this
or any other ordinance, e) they do not require the placement or use
of permanent on-lot sewage facilities within the floodway, and f)
they do not require encroachments, fill, new construction, manufactured
homes, substantial improvements, vehicles or parts thereof, storage
of materials and equipment, or other development:
A.
Agricultural uses such as general farming, horticulture, truck
gardening, nurseries, pasturing, grazing, forestry, and sod farming
and wild crop harvesting.
B.
Public and private recreational uses and activities such as
parks; picnic grounds; areas for short term camping or recreational
vehicle uses; golf courses, boat launching and swimming areas; hiking,
bicycling, and horseback riding trails; wildlife and nature preserves;
game farms; fish hatcheries; shooting ranges; and hunting and fishing
areas. Open structures such as picnic pavilions, consisting of a slab,
open structural supports such as posts and pillars, and a roof shall
be permitted only if constructed in compliance with the Uniform Construction
Code (UCC).
C.
All uses and open structures customarily accessory to permitted
uses in the nearest adjoining district such as yard areas, gardens,
or play areas; signs, unroofed porches, patios, open porches or carports
provided that said structures are not enclosed by screening, latticing,
studs, or structural supports less than eight feet apart which would
in any manner restrict the flow of floodwater and debris and are in
compliance with the applicable requirements of the UCC; impervious
parking and loading areas; and airport landing strips. Accessory structures
shall not include manufactured homes, vehicles or parts thereof.
D.
Utilities, public facilities and improvements such as railroads,
streets, bridges, transmission lines, pipelines, water and sewage
treatment plants, and other similar or related uses.
E.
Water-related uses and activities such as marinas, docks, wharves,
piers, etc.
F.
Extraction of sand, gravel, and other materials.
G.
Storage of materials and equipment provided that they are not
buoyant; toxic to humans, animals, or vegetation; flammable or explosive,
and are not subject to major damage by flooding; or provided that
such material and equipment is elevated at least two feet above base
flood elevation, is firmly anchored to prevent flotation or movement;
and/or can be readily removed from the area within the time available
after flood warning.
(b)
The AE Area/District shall be those areas identified as an AE Zone
on the FIRM included in the FIS prepared by FEMA for which base flood
elevations have been provided.
(1)
The AE Area adjacent to the floodway shall be those areas identified
as an AE Zone on the FIRM included in the FIS prepared by FEMA for
which base flood elevations have been provided and a floodway has
been delineated.
(2)
AE Area without floodway shall be those areas identified as
an AE zone on the FIRM included in the FIS prepared by FEMA for which
base flood elevations have been provided but no floodway has been
determined.
A.
No encroachments, including fill, new construction, substantial
improvements, or other development shall be permitted in an AE Zone
without floodway, unless it has been demonstrated through hydrologic
and hydraulic analysis performed in accordance with standard engineering
practice that the proposed development together with all other existing
and anticipated development, would not result in an increase in flood
levels within the entire community during the occurrence of the base
flood discharge.
B.
No new construction or development shall be located within the
area measured 100 feet landward from the top-of-bank of any watercourse,
unless the appropriate permit is obtained from the DEP regional office.
(c)
The A Area/District shall be those areas identified as an A Zone
on the FIRM included in the FIS prepared by FEMA and for which no
base flood elevations have been provided. The base flood elevation
shall be determined 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 City.
(1)
Within any A Area, no encroachments, including fill, new construction,
substantial improvements, or other development shall be permitted
unless it has been demonstrated through hydrologic and hydraulic analysis
performed in accordance with standard engineering practice that the
proposed encroachment would not result in any increase in flood levels
within the community during the occurrence of the base flood discharge.
(d)
The AO and AH Area/District shall be those areas identified as Zones
AO and AH on the FIRM and in the FIS. These areas are subject to inundation
by 1% annual chance shallow flooding where average depths are between
one feet and three feet. In Zones AO and AH, drainage paths shall
be established to guide floodwaters around and away from structures
on slopes.
(e)
Community-identified flood hazard areas shall be those areas where
the City of Lebanon has identified local flood hazard or ponding areas,
as delineated and adopted on a "Local Flood Hazard Map" using best
available topographic data and locally derived information such as
flood of record, historic high-water marks, soils or approximate study
methodologies.
[Ord. No. 1-2020, 21, passed 6-22-2020]
The identified floodplain area may be revised or modified by the Council of the City of Lebanon where studies or information provided by a qualified agency or person documents the need for such revision. However, prior to any such change to the special flood hazard area, approval must be obtained from FEMA. Additionally, as soon as practicable, but not later than six months after the date such information becomes available, a community shall notify FEMA of the changes to the special flood hazard area by submitting technical or scientific data. See § 1309.21(b) for situations where FEMA notification is required.
[Ord. No. 1-2020, 21, passed 6-22-2020]
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.
[Ord. No. 1-2020, 21, passed 6-22-2020]
Prior to development occurring in areas where annexation or
other corporate boundary changes are proposed or have occurred, the
community shall review flood hazard data affecting the lands subject
to boundary changes. The community shall adopt and enforce floodplain
regulations in areas subject to annexation or corporate boundary changes
which meet or exceed those in 44 CFR 60.3.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a)
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 municipality,
and until all required permits or approvals have first been obtained
from the 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 the Pennsylvania Department of Community
and Economic Development (DCED) shall be notified prior to any alteration
or relocation of any watercourse.
(b)
This Subsection (b) applies when the City of Lebanon proposes to permit the following encroachments: i) any development that causes a rise in the base flood elevations within the floodway; or ii) any development occurring in Zones A1-30 and Zone AE without a designated floodway, which will cause a rise of more than one foot in the base flood elevation; or iii) alteration or relocation of a stream (including but not limited to installing culverts and bridges). In such case, the applicant shall (as per 44 CFR Part 65.12):
(1)
Apply to FEMA for conditional approval of such action prior
to permitting the encroachments to occur;
(2)
Upon receipt of the FEMA administrator's conditional approval
of map change and prior to approving the proposed encroachments, a
community shall provide evidence to FEMA of the adoption of floodplain
management ordinances incorporating the increased base flood elevations
and/or revised floodway reflecting the post-project condition; and
(3)
Upon completion of the proposed encroachments, the applicant
shall provide as-built certifications. FEMA will initiate a final
map revision upon receipt of such certifications in accordance with
44 CFR Part 67.
(c)
All buildings and structures, including manufactured homes, shall
be constructed and placed on the lot 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.
(d)
The following shall not be placed or caused to be placed in any of
the designated SFHA: Fences, except two-wire fences, other structures,
or other matter which may impede, retard, or change the direction
of the flow of water, or that will catch or collect debris carried
by such water, or that is placed where the natural flow of the stream
of floodwaters would carry the same downstream to the damage or detriment
of either public or private property adjacent to the floodplain.
(e)
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 article and any other applicable
codes, ordinances and regulations.
(f)
The municipality will endeavor to coordinate its floodplain management
program with neighboring municipalities, particularly when the property
(ies) in question is located near a municipal boundary.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a)
Residential structures.
(1)
In AE, A1-30, and AH Zones, any new construction or substantial
improvement shall have the lowest floor (including basement) elevated
two feet or more above the base flood elevation.
(2)
In A Zones, 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 two feet or more above the base flood elevation as determined in accordance with § 1309.17(c) of this article.
(3)
In AO Zones, any new construction or substantial improvement
shall have the lowest floor (including basement) two feet or more
above the depth number specified on the FIRM.
(4)
The design and construction standards and specifications contained
in the 2015 International Building Code (IBC) and in the 2015 International
Residential Code (IRC) or the latest edition thereof adopted by the
Commonwealth of Pennsylvania, and ASCE 24 and 34 Pa. Code (Chapters
401 to 405, as amended) shall be utilized, where they are more restrictive.
(b)
Nonresidential structures.
(1)
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 two feet or more above the base flood
elevation, or be designed and constructed so that the space enclosed
below the regulatory flood elevation:
(2)
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 two feet or more above the base flood elevation as determined in accordance with § 1309.17(c) of this article.
(3)
In AO Zones, any new construction or substantial improvement
shall have their lowest floor elevated or completely floodproofed
two feet or more above the depth number specified on the FIRM.
(4)
Any nonresidential 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. There should be a statement submitted
with the permit application and a statement submitted with the as-built
floodproofing certificate prior to the issuance of the certificate
of occupancy.
(5)
Any nonresidential structure that will be floodproofed must
submit the following to the floodplain administrator along with the
nonresidential floodproofing certificate and prior to the issuance
of the certificate of occupancy:
A.
An inspection and maintenance plan detailing the annual maintenance
of floodproofed components ensuring that all components will operate
properly under flood conditions. Components that must be inspected
include at a minimum:
B.
Flood emergency operation plan detailing the procedures to be
followed during a flooding event, and must include information pertaining
to how all components will operate properly under all conditions,
including power failures. The design professional must produce the
plan. An adequate plan must include the following:
1.
An established chain of command and responsibility with leadership
responsibilities clearly defined for all aspects of the plan.
2.
A procedure for notification of necessary parties when flooding
threatens and flood warnings are issued. Personnel required to be
at the building should have a planned and safe means of ingress and
should have no other emergency response duties during a flood event.
Alternates should be assigned in the event that the primary persons
responsible are unable to complete their assigned duties under the
plan.
3.
A list of specific duties assigned to ensure that all responsibilities
are addressed expeditiously. The locations of materials necessary
to properly install all floodproofing components must be included
in the list.
4.
An evacuation plan for all personnel or occupants; those without
duties for the flood emergency as well as those with duties for implementing
the plan. All possible ingress and egress routes must be identified.
5.
A periodic training and exercise program to keep personnel and
occupants aware of their duties and responsibilities. Training drills
should be held at least once a year and should be coordinated with
community officials.
(6)
The design and construction standards and specifications contained
in the 2015 IBC and in the 2015 IRC, or the latest revision thereof
as adopted by the Commonwealth of Pennsylvania, and ASCE 24 and 34
Pa. Code (Chapters 401 to 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.
(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 installed
on two separate walls.
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
article 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 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 will be the minimum necessary to preserve
the historic character and design of the structure.
[Ord. No. 1-2020, 21, passed 6-22-2020]
The following minimum standards shall apply for all construction
and development proposed within any identified floodplain area:
(a)
Fill.
(1)
Filling or the dumping of fill material is prohibited in the
SFHA on vacant lots or on land not scheduled for approved construction
activities. Fill may only be used in the SFHA to raise the finished
surface of the lowest floor of a structure to an elevation of a minimum
of two feet above the base flood elevation provided the following
conditions are met:
(2)
Fill shall extend beyond a structure for a sufficient distance
to provide acceptable access. For residential structures, fill shall
extend laterally 15 feet beyond the building line from all points.
For nonresidential structures, fill shall be placed to provide access
acceptable for the intended use. At grade access, with fill extending
laterally 15 feet beyond the building line, shall be provided to a
minimum of 25% of the perimeter of a nonresidential structure.
(3)
Fill shall consist of soil or small rock materials only. Sanitary
landfills shall not be permitted.
(4)
Fill material shall be compacted to provide the necessary permeability
and resistance to erosion, scouring, or settling.
(5)
Fill slopes shall be no steeper than one vertical on two horizontal,
unless substantiating data justifying steeper slopes are submitted
to and approved by the Zoning Officer.
(6)
Fill shall be used only to the extent to which it does not adversely
affect adjacent properties.
(7)
Use of fill shall be permitted only when the property owner
or applicant provides a document acceptable by the Zoning Officer,
certified by a registered professional engineer, stating that the
cumulative effect of the proposed fill, in conjunction with the other
anticipated development, will not result in an increase in the water
surface elevation of the base flood at any point.
(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 flood waters.
(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. No variance shall be granted.
(4)
The design and construction provisions of the UCC and FEMA Publication
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 more
than one foot below the regulatory 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 § 1309.24, Development which 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.
(l)
Equipment.
(1)
Water heaters, furnaces, air conditioning and ventilating units,
and other electrical, mechanical or utility equipment or apparatus
shall be elevated at or above the regulatory flood elevation (two
feet above base flood elevation) and shall be anchored to resist flotation,
collapse, and lateral movement.
(2)
Ductwork shall be elevated to or above the regulatory flood
elevation (two feet above base 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 in 34 Pa. Code (Chapters 401 to 405), as amended, and not
limited to the following provisions shall apply to the above and other
sections and subsections of this article, to the extent that they
are more restrictive and supplement the requirements of this article.
(1)
International Building Code (IBC) the latest revision that is
in effect as adopted by the Commonwealth of Pennsylvania: Sections
801, 1202, 1403, 1603, 1605, 1612, 3402, and Appendix G.
(2)
International Residential Building Code (IRC) the latest revision
that is in effect as adopted by the Commonwealth of Pennsylvania:
Sections R104, R105, R109, R322, Appendix E, and Appendix J.
[Ord. No. 1-2020, 21, passed 6-22-2020]
Within any identified floodplain area, any structure of the
kind described in Subsection (a), below, shall be prohibited. No variance
shall be granted.
(a)
In accordance with the Pennsylvania Flood Plain Management Act,[1] and the regulations adopted by the DCED as required by
the Act, any new or substantially improved structure which:
(1)
Will be used for the production or storage of any of the following
dangerous materials or substances; or
(2)
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
(3)
Will involve the production, storage, or use of any amount of
radioactive substances; shall be prohibited.
[1]
Editor's Note: See 32 P.S. § 679.101 et seq.
(b)
The following list of materials and substances are considered dangerous
to human life:
(1)
Acetone.
(2)
Ammonia.
(3)
Benzene.
(4)
Calcium carbide.
(5)
Carbon disulfide.
(6)
Celluloid.
(7)
Chlorine.
(8)
Hydrochloric acid.
(9)
Hydrocyanic acid.
(10)
Magnesium.
(11)
Nitric acid and oxides of nitrogen.
(12)
Petroleum products (gasoline, fuel oil, etc.).
(13)
Phosphorus.
(14)
Potassium.
(15)
Sodium.
(16)
Sulfur and sulfur products.
(17)
Pesticides (including insecticides, fungicides, and rodenticides).
(18)
Radioactive substances, insofar as such substances are not otherwise
regulated.
[Ord. No. 1-2020, 21, passed 6-22-2020]
All subdivision proposals and development proposals containing
at least 50 lots or at least five acres, whichever is the lesser,
in identified floodplain 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
(CLOMR) and letter of map revision (LOMR). Submittal requirements
and processing fees shall be the responsibility of the applicant.
[Ord. No. 1-2020, 21, passed 6-22-2020]
(a)
The placement or replacement of any manufactured homes in the floodway
areas is prohibited.
(b)
Where permitted within any identified floodplain area, all manufactured
homes, and any improvements thereto, shall be:
(c)
Equipment requirement:
(1)
Water heaters, furnaces, air-conditioning and ventilating units,
and other electrical, mechanical or utility equipment or apparatus
shall be elevated to the regulatory flood elevation (two feet above
BFE) and shall be anchored to resist flotation, collapse, and lateral
movement.
(2)
Ductwork shall be elevated to or above the regulatory flood
elevation (two feet above BFE).
(d)
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 currently enacted version of
the "International Residential Building Code" or the "U.S. Department
of Housing and Urban Development's Permanent Foundations for
Manufactured Housing," 1984 Edition, draft or latest revision thereto,
and 34 Pa. Code Chapter 401 to 405 shall apply.
(e)
Consideration shall be given to the installation requirements of
the currently enacted versions of the IBC and IRC or the latest revision
thereto as adopted by the Commonwealth of Pennsylvania, and 34 Pa.
Code, as amended, where appropriate and/or applicable to units where
the manufacturers' standards for anchoring cannot be provided
or were not established for the proposed unit(s) installation.
[Ord. No. 1-2020, 21, passed 6-22-2020]
Recreational vehicles in Zones A, A1-30, AH and AE must:
[Ord. No. 1-2020, 21, passed 6-22-2020]
In accordance with the administrative regulations promulgated
by the DCED to implement the Pennsylvania Flood Plain Management Act,[1] the following activities shall be prohibited within any
identified floodplain area:
(a)
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:
(b)
Hospitals, sanitariums, sanatoriums, clinics, etc., whether public
or private.
(c)
Public or private nursing homes.
(d)
Jails or prisons.
(e)
Public or private schools or institutions of higher education.
(f)
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.
(g)
Any other use, activity, or development not specifically permitted
under the terms of this article.
[1]
Editor's Note: See 32 P.S. § 679.101 et seq.
[Ord. No. 1-2020, 21, passed 6-22-2020]
The provisions of this article 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 § 1309.30 shall apply.
[Ord. No. 1-2020, 21, passed 6-22-2020]
The following provisions shall apply whenever any improvement
is made to an existing structure located within any identified floodplain
area:
(a)
No expansion or enlargement of an existing structure shall be allowed
within any floodway area/district.
(b)
No expansion or enlargement of an existing structure shall be allowed
within AE Area/District without floodway or A Areas that would, together
with all other existing and anticipated development, increase the
BFE at any point.
(c)
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 article.
(d)
The above activity shall also address the requirements of the 34
Pa. Code, as amended, and the 2015 IBC and the 2015 IRC or most recent
revision thereof as adopted by the Commonwealth of Pennsylvania.
(e)
Within any floodway area/district [see § 1309.17(a)], no new construction or development shall be allowed except as permitted in Section ______.
(f)
Within any AE Area/District without floodway [see § 1309.17(b)], no new construction or development shall be located within the area measured 100 feet landward from the top-of-bank of any watercourse, unless the appropriate permit is obtained from the DEP regional office.
(g)
Any modification, alteration, reconstruction, or improvement of any
kind occurring as a result of cumulative substantial damage, as defined
in this article, shall be undertaken only in full compliance with
the provisions of this article.
[Ord. No. 1-2020, 21, passed 6-22-2020]
If compliance with any of the requirements of this article 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.
[Ord. No. 1-2020, 21, passed 6-22-2020]
Requests for variances shall be considered by the City Zoning Hearing Board in accordance with the procedures contained in § 1309.15 and the following:
(a)
No variance shall be granted for any construction, development, use,
or activity within any floodway area/district that would cause any
increase in the BFE.
(b)
No variance shall be granted for any construction, development, use,
or activity within any AE Area/District without floodway that would,
together with all other existing and anticipated development, increase
the BFE more than one foot at any point.
(d)
If granted, a variance shall involve only the least modification
necessary to provide relief.
(e)
In granting any variance, 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 article.
(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:
(4)
The danger of life and property due to increased flood heights
or velocities caused by encroachments.
(5)
The danger that materials may be swept onto other lands or downstream
to the injury of others.
(6)
The proposed water supply and sanitation systems and the ability
of these systems to prevent disease, contamination, and unsanitary
conditions.
(7)
The susceptibility of the proposed structure or use and its
contents to flood damage and the effect of such damage on the individual
owners.
(8)
The importance of the services provided by the proposed facility
to the community.
(9)
The requirements of the facility for a waterfront location.
(10)
The availability of alternative locations not subject to flooding
for the proposed use.
(11)
The compatibility of the proposed use or structure with existing
development and development anticipated in the foreseeable future.
(12)
The relationship of the proposed use or structure to the Comprehensive
Plan and floodplain management programs of the area.
(13)
The safety of access to the property in times of flood by ordinary
and emergency vehicles.
(14)
The expected heights, velocity, duration, rate of rise, and
sediment transport of the floodwater expected at the site.
(15)
Where appropriate, variances may be granted for the reconstruction,
rehabilitation or restoration of historical structures as defined
herein.
(16)
The granting of a variance shall provide relief only from the
specific term(s) of the floodplain regulations requested, not exemption
from all floodplain regulations, applicable insurance premiums, nor
any state or federal permitting requirements.
(17)
Variances shall be granted only when and where the applicant
demonstrates compliance with the provisions of the MPC.
(18)
Variances shall be granted only when they are shown to be the
minimum relief necessary, considering the flood hazard.
(19)
Other factors which are relevant to the purpose of this article.
(20)
Notwithstanding any of the above, however, all structures shall
be designed and constructed so as to have the capability of resisting
the 1% annual chance flood.
(h)
A complete record of all variance requests and related actions shall
be maintained by the Zoning Hearing Board. In addition, a report of
all variances granted during the year shall be included in the biennial
report to the FEMA.
[Ord. No. 1-2020, 21, passed 6-22-2020]
Unless specifically defined below, words and phrases used in
this article shall be interpreted so as to give this article the most
reasonable application within the context of the provision.
(a)
ACCESSORY USE OR STRUCTURE
ALLUVIAL SOILS MAPS
BASE FLOOD
BASE FLOOD DISCHARGE
BASE FLOOD ELEVATION (BFE)
BASEMENT
BUILDING
CUMULATIVE SUBSTANTIAL DAMAGE
DECLARATION OF LAND RESTRICTION (NONCONVERSION AGREEMENT)
DEVELOPMENT
EXISTING MANUFACTURED HOME PARK OR SUBDIVISION
EXPANSION TO AN EXISTING MANUFACTURED HOME PARK OR SUBDIVISION
FLOOD
FLOOD INSURANCE RATE MAP (FIRM)
FLOOD INSURANCE STUDY (FIS)
FLOODPLAIN AREA
FLOODPROOFING
FLOODWAY
HIGHEST ADJACENT GRADE
HISTORIC STRUCTURES
(1)
(2)
(3)
(4)
IDENTIFIED FLOODPLAIN AREA
LOWEST FLOOR
MANUFACTURED HOME
MANUFACTURED HOME PARK OR SUBDIVISION
MARKET VALUE
NEW CONSTRUCTION
NEW MANUFACTURED HOME PARK OR SUBDIVISION
PERSON
POST-FIRM STRUCTURE
PRE-FIRM STRUCTURE
RECREATIONAL VEHICLE
(1)
(2)
(3)
(4)
REGULATORY FLOOD ELEVATION
SPECIAL FLOOD HAZARD AREA (SFHA)
START OF CONSTRUCTION
STRUCTURE
SUBDIVISION
SUBSTANTIAL DAMAGE
SUBSTANTIAL IMPROVEMENT
UNIFORM CONSTRUCTION CODE (UCC)
VARIANCE
VIOLATION
WATERCOURSE
Specific definitions. The following definitions shall apply to this
Article 1309.
A use or structure on the same lot with, and of a nature
customarily incidental and subordinate to, the principal use or structure.
Soils maps prepared by the U.S. Natural Resource Conservation
Service which indicate the location of soil types. Alluvial soils
on these maps are soils of floodplains that are sediment deposits
washed from upland areas. The presence of an alluvial soil indicates
that the land has been flooded at some previous point in time.
A flood which has a 1% chance of being equaled or exceeded
in any given year (also called the "100-year flood" or "1% annual
chance flood").
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).
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 1% or greater chance of being equaled
or exceeded in any given year.
Any area of the building having its floor below ground level
on all sides.
A combination of materials to form a permanent structure
having walls and a roof. Included shall be all manufactured homes
and trailers to be used for human habitation.
Flood-related damages sustained by a structure on two or
more separate occasions during a ten-year period for which the cost
of repairs at the time of each such flood event cumulatively sums
to 50% or more of the market value of the structure before the damages
occurred.
A form signed by the property owner to agree not to convert
or modify in any manner that is inconsistent with the terms of the
permit and these regulations, certain enclosures below the lowest
floor of elevated buildings and certain accessory structures. The
form requires the owner to record it on the property deed to inform
future owners of the restrictions.
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.
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 before the effective date of
the floodplain management regulations adopted by a community.
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).
A temporary inundation of normally dry land areas.
The Official Map on which the Federal Emergency Management
Agency has delineated both the areas of special flood hazards and
the risk premium zones applicable to the community.
The official report provided by the Federal Emergency Management
Agency that includes flood profiles, the Flood Insurance Rate Map,
the Flood Boundary and Floodway Map, and the water surface elevation
of the base flood.
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.
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.
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.
The highest natural elevation of the ground surface prior
to construction next to the proposed walls of a structure.
Any structure that is:
Listed individually in 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;
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;
Individually listed on a state inventory of historic places
in states which have been approved by the Secretary of the Interior;
or
Individually listed on a local inventory of historic places
in communities with historic preservation that have been certified
either:
This term is an umbrella term that includes all of the areas within which the community has selected to enforce floodplain regulations. It will always include the area identified as the special flood hazard area on the Flood Insurance Rate Maps and Flood Insurance Study, but may include additional areas identified by the community. See §§ 1309.16 and 1309.17 for the specifics on what areas the community has included in the identified floodplain area.
The lowest floor of the lowest fully enclosed area (including
basement). An unfinished, flood resistant partially enclosed area,
used solely for 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 article.
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.
A parcel (or contiguous parcels) of land divided into two
or more manufactured home lots for rent or sale.
For the purposes of this article, shall be determined utilizing
the market value established by the County Tax Assessment Office.
Structures for which the start of construction commenced
on or after the effective start date of this article and includes
any subsequent improvements to such structures. Any construction started
after December 4, 1979, and before the effective start date of this
article is subject to the ordinance in effect at the time the permit
was issued, provided the start of construction was within 180 days
of permit issuance.
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.
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.
Is a structure for which construction or substantial improvement
occurred after December 31, 1974, or on or after the community's
initial Flood Insurance Rate Map (FIRM) dated December 4, 1979, whichever
is later, and, as such, would be required to be compliant with the
regulations of the National Flood Insurance Program.
Is a structure for which construction or substantial improvement
occurred on or before December 31, 1974, or before the community's
initial FIRM dated December 4, 1979, whichever is later, and, as such,
would not be required to be compliant with the regulations of the
National Flood Insurance Program.
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,
Not designed for use as a permanent dwelling but as temporary
living quarters for recreational, camping, travel, or seasonal use.
The base flood elevation (BFE) or estimated flood height
as determined using simplified methods plus a freeboard safety factor
of two feet. The freeboard safety factor also applies to utilities
and ductwork.
An area in the floodplain subject to a 1% 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.
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 90 days after the date
of the permit and shall be completed within 12 months after the date
of issuance of the permit unless a time extension is granted, in writing,
by the floodplain administrator. 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 manufacture 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 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.
A walled and roofed building, including a gas or liquid storage
tank that is principally aboveground, as well as a manufactured home.
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.
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.
Any reconstruction, rehabilitation, addition, or other improvement
of a structure, of which the cost 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 cumulative substantial damage regardless of the actual repair work
performed. The term does not, however, include 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.
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 state 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 the IBC.
A grant of relief by a community from the terms of a floodplain
management regulation.
The failure of a structure or other development to be fully
compliant with the community'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), or (e)(5)
is presumed to be in violation until such time as that documentation
is provided.
A channel or conveyance of surface water having defined bed
and banks, whether natural or artificial, with perennial or intermittent
flow.
