If compliance with any of the requirements of this chapter 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. The Zoning Hearing Board shall have exclusive jurisdiction to hear and render final adjudication regarding variances from the terms of this chapter in accordance with Section 909.1(a)(5) of the Pennsylvania Municipalities Planning Code (Act of 1968, P.L. 805, No. 247, as reenacted and amended).[1]
[1]
Editor's Note: See 53 P.S. § 10909.1.
The Zoning Hearing Board shall conduct hearings and make decisions following the process requirements of Section 908 of the Pennsylvania Municipalities Planning Code (Act of 1968, P.L. 805, No. 247, as reenacted and amended),[1] and in accordance with any additional process requirements of the Zoning Ordinance.
[1]
Editor's Note: See 53 P.S. § 10908.
The Zoning Hearing Board shall apply the following standards to variance applications, and shall issue findings confirming that the following standards are met, prior to granting any variance application:
A. 
Standards applicable to all variance applications. The Zoning Hearing Board shall apply the standards established in Section 910.2(a) of the Pennsylvania Municipalities Planning Code (Act of 1968, P.L. 805, No. 247, as reenacted and amended)[1] and the Zoning Ordinance. These standards include the following:
(1) 
That there are unique physical circumstances or conditions, including irregularity, narrowness, or other shallowness of lot size or shape, or exceptional topographical or other physical conditions peculiar to the particular property and that the unnecessary hardship is due to such conditions and not the circumstances or conditions generally created by the provisions of this chapter in the neighborhood in which the property is located.
(2) 
That, because of such physical circumstances or conditions, there is no possibility that the property can be developed in strict conformity with the provisions of this chapter and that the authorization of a variance is therefore necessary to enable the reasonable use of the property.
(3) 
That such unnecessary hardship has not been created by the applicant.
(4) 
That the variance, if authorized, will not alter the essential character of the neighborhood in which the property is located, nor substantially or permanently impair the appropriate use or development of adjacent property, nor be detrimental to the public welfare.
(5) 
That the variance, if authorized, will represent the minimum variance that will afford relief and will represent the least modification possible of the regulation in issue.
(6) 
In granting any variance, the Zoning Hearing Board may attach whatever reasonable conditions and safeguards it considers necessary in order to protect the public health, safety, and welfare and to achieve the objectives of this chapter.
[1]
Editor's Note: See 53 P.S. § 10910.2.
B. 
Additional variance standards. The following standards, in addition to the standards applicable to all variance applications as established in § 95-40A, are hereby established and shall be applied to all variance applications, where applicable:
(1) 
In reviewing any request for any variance, the Zoning Hearing Board shall consider, in addition to the standards listed in § 95-40A, the following:
(a) 
That there is good and sufficient cause for granting the variance.
(b) 
That failure to grant the variance would result in exceptional hardship to the applicant.
(c) 
That the granting of the variance will be consistent with the following:
[1] 
Granting the variance will not result in an unacceptable or prohibited increase in flood heights, additional threats to public safety, or extraordinary public expense for properties surrounding the applicant's property or for the community at large;
[2] 
Granting the variance will not create nuisances, cause fraud on or victimize the public, or conflict with any other applicable state or local ordinance and regulation.
(2) 
No variance shall be granted within any identified floodplain area that would cause any increase in base flood elevation beyond the limits identified in § 95-17.
(3) 
Notwithstanding any of the above, all structures shall be designed and constructed so as to have the capability of resisting the 1% annual chance flood.
C. 
Accessory structures exceeding 200 square feet. Any variance granted to allow accessory structures exceeding 200 square feet within an identified floodplain area shall meet the following standards in addition to the standards listed in § 95-40A or B above:
(1) 
No such accessory structure shall be located within any Floodway Area or within the area measured 50 feet landward from the top-of-bank of any watercourse.
(2) 
Issuance of any variance allowing such structure below the base flood elevation shall be conditioned on the applicant signing a declaration of land restriction (nonconversion agreement), which shall be recorded on the property deed prior to issuance of the certificate of occupancy.
(3) 
No variances shall be granted for any proposed accessory structure that exceeds 600 square feet in size.
D. 
Fill. Any variance granted to allow fill as a component of any development within an identified floodplain area shall meet the following standards in addition to the standards listed in § 95-40A and B above:
(1) 
Fill shall extend laterally at least 15 feet beyond the building line from all points.
(2) 
Fill shall consist of soil or small rock materials only.
(3) 
Fill shall be compacted to provide the necessary permeability and resistance to erosion, scouring, or settling.
(4) 
Fill shall be no steeper than one foot vertical to two feet horizontal unless substantiated data justifying steeper slopes are submitted to, and approved by, the floodplain administrator.
(5) 
Fill shall only be used to the extent to which it does not adversely affect adjacent properties.
E. 
Development which may endanger human life. Any variance granted to allow structures intended to be used in accordance with § 95-22A within an identified floodplain area shall meet the following standards in addition to the standards listed in § 95-40A and B above:
(1) 
Within any Floodway Area, any structure of the kind described in § 95-22A shall be prohibited.
(2) 
Within any identified floodplain area, any new or substantially improved structure of the kind described in § 95-22A shall be prohibited within the area measured 50 feet landward from the top-of-bank of any watercourse.
(3) 
Where permitted within an identified floodplain area, any new or substantially improved residential structure of the kind described in § 95-22A shall be elevated to remain completely dry up to at least 1 1/2 feet above the base flood elevation and constructed in accordance with all other applicable standards of this chapter.
(4) 
Where permitted within any identified floodplain area, any new or substantially improved nonresidential structure of the kind described in § 95-22A shall be constructed in accordance with all other applicable standards of this chapter, and specifically including the following:
(a) 
The structure shall be elevated, or designed and constructed, to remain completely dry up to at least 1 1/2 feet above the base flood elevation.
(b) 
The structure shall be designed to prevent pollution from the structure or activity during the course of a base flood.
(c) 
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 (U.S. Army Corps of Engineers, June 1972, as amended March 1992), or with some other equivalent watertight standard.
F. 
Manufactured homes. Any variance granted to allow manufactured homes within an identified floodplain area shall meet the following standards in addition to the standards listed in § 95-40A and B above:
(1) 
All manufactured homes, and any improvements thereto, shall meet the following standards:
(a) 
The manufactured home shall be placed on a permanent foundation.
(b) 
The manufactured home shall be elevated so that the lowest floor of the manufactured home is at least 1 1/2 feet above base flood elevation.
(c) 
The manufactured home shall be anchored to resist flotation, collapse, or lateral movement.
(2) 
Equipment requirements for manufactured homes:
(a) 
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 and shall be anchored to resist flotation, collapse, and lateral movement.
(b) 
Ductwork shall be elevated to or above the regulatory flood elevation or floodproofed to remain water-resistant.
(c) 
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 2015 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 Chapters 401-405 shall apply.
G. 
Recreational vehicles. Any variance granted to allow storage of recreational vehicles within an identified floodplain area shall meet the following standards in addition to the standards listed in § 95-40A and B above:
(1) 
The recreational vehicle shall be on the site for fewer than 180 consecutive days.
(2) 
The recreational vehicle shall be fully licensed and ready for highway use.
(3) 
The recreational vehicle shall meet the variance requirements for manufactured homes as expressed in § 95-40F above.
The Zoning Hearing Board shall adhere to the following additional procedural requirements:
A. 
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 annual report to FEMA.
B. 
Whenever a variance is granted, the Zoning Hearing Board shall notify the applicant, in writing, that:
(1) 
The granting of the variance may subject the applicant to increased premium rates for flood insurance.
(2) 
Such variance may increase the risks to the applicant's life and property.