[Ord. No. 521, 2/17/2016]
1. The intent of this Part is to:
A. Protect areas of the floodplain necessary to contain floodwaters.
B. Permit only those uses in the floodplain that are compatible with
preserving natural conditions and stream flow.
C. Promote the general health, welfare, and safety of the community
by preventing development in areas prone to flooding.
D. Encourage the utilization of appropriate construction practices in
order to prevent or minimize flood damage in the future.
E. Minimize danger to public health by protecting water supply and natural
drainage.
F. Reduce financial burdens imposed on the community, its governmental
units, and its residents, by preventing excessive development in areas
subject to flooding.
G. Comply with federal and state floodplain management requirements.
[Ord. No. 521, 2/17/2016]
1. The Floodplain Conservation District is defined and established as
a district applicable to those areas of the Borough of Hatfield subject
to inundation by the waters of the 1% annual chance flood as delineated
on the Flood Insurance Rate Map (FIRM) for Montgomery County, Pennsylvania,
as prepared by the Federal Emergency Management Agency, dated March
2, 2016, and subsequent revisions thereto. Said floodplain areas shall
consist of the following specific areas:
A. Flood zones are geographic areas that FEMA has defined according
to varying levels of flood risk. The zones are depicted on the community's
Flood Insurance Rate Map (FIRM) or Flood Hazard Boundary Map. Each
zone reflects the severity or type of flooding in the area. Flood
zones present in Hatfield Borough: A and AE.
B. Soils with a frequency of flooding of 1% or greater per year, as
delineated by the Natural Resources Conservation Service, United States
Department of Agriculture, Web-Based Soil Survey (available online
at http://websoilsurvey.nrcs.usda.gov/), including the following soils:
(8)
Urban land occasionally flooded (U1A).
2. In lieu of the above, the Borough of Hatfield 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.
3. The Floodplain Conservation District shall be delineated according to FEMA's Flood Insurance Rate Map (FIRM) for the Borough of Hatfield, which is hereby made a part of this Part, and additional area based on soils as described in §
27-2002, Subsection 1.B, above. The FIRM is available for inspection at the municipal office.
4. The Floodplain Conservation District shall be deemed an overlay on
any zoning district now or hereafter applicable to any lot.
5. It shall be unlawful for any person, partnership, business or corporation
to undertake, or cause to be undertaken, any construction or development
anywhere within the Borough of Hatfield unless a permit has been obtained
from the floodplain administrator.
6. A permit shall not be required for minor repairs to existing buildings
or structures.
[Ord. No. 521, 2/17/2016]
This Part supersedes any other conflicting provisions which
may be in effect in the Floodplain Conservation District. 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 Part, the more
restrictive shall apply.
[Ord. No. 521, 2/17/2016]
If any section, subsection, paragraph, sentence, clause, or
phrase of this Part shall be declared invalid for any reason whatsoever,
such a decision shall not affect the remaining portions of the chapter,
which shall remain in full force and effect, and for this purpose
the provisions of this Part are hereby declared to be severable.
[Ord. No. 521, 2/17/2016]
1. The degree of flood protection sought by the provisions of this Part
is considered reasonable for regulatory purposes and is based on acceptable
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 Part does not imply that
areas outside the Floodplain Conservation District, or that land uses
permitted within such areas, will be free from flooding or flood damages.
2. This Part shall not create liability on the part of the Borough of
Hatfield or any officer or employee or consultant thereof for any
flood damages that result from reliance on this Part or any administrative
decision lawfully made thereunder.
[Ord. No. 521, 2/17/2016]
Unless specifically defined below, words and phrases used in
this Part shall be interpreted so as to give this Part its most reasonable
application. Additionally, the definitions used herein are specific
to this Part and, unless stated otherwise, do not apply to other chapters
of the Borough of Hatfield Code of Ordinances.
[Ord. No. 521, 2/17/2016]
As used in this Part, the following terms shall have the meanings
indicated:
100-YEAR FLOOD
The flood having a 1% chance of being equaled or exceeded
in any given year. Also referred to as the "1% frequency flood" or
the "base flood," as defined by FEMA in the Flood Insurance Study
for the Borough of Hatfield.
ACCESSORY USE OR STRUCTURE
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 1% chance of being equaled or exceeded
in any given year (also called the "100-year flood").
BASE FLOOD ELEVATION (BFE)
The elevation shown on the Flood Insurance Rate Map (FIRM)
for Zones AE, AH, and 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. The BFE is also shown on the FIS profile
and can be determined for Zone A floodplains.
BASEMENT
Any area of the building having its floor below ground level
on all sides.
BUILDING
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.
DEVELOPMENT
Any man-made change to improved or unimproved real estate,
including, but not limited to, subdivision of land; construction,
reconstruction, renovation, repair, expansion, or alteration of buildings
or other structures; the placement of manufactured homes; streets
and other paving; utilities; fill; grading and excavation; mining;
dredging; drilling operations; or storage of equipment or materials.
EXISTING 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 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 the Federal Emergency Management
Agency or Federal Insurance Administration has delineated both the
areas of special flood hazard 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.
FLOODWAY FRINGE
That part of the floodplain adjacent to and extending from
the floodway and subject to inundation by the 100-year flood.
FREEBOARD
A factor of safety usually expressed in feet above a flood
level for purposes of floodplain management.
HIGHEST ADJACENT GRADE
The highest natural elevation of the ground surface prior
to construction next to the proposed walls of a structure.
HISTORIC STRUCTURES
Any structure that is:
1.
Listed individually on the National Register of Historic Places
(a listing maintained by the Department of the Interior) or preliminarily
determined by the Pennsylvania Historical and Museum Commission (PHMC)
as meeting the criteria for individual listing on the National Register;
2.
Certified or preliminarily determined by the Pennsylvania Historical
and Museum Commission (PHMC) as contributing to the historical significance
of a National Register historic district or a district preliminarily
determined by the PHMC to be eligible to qualify for listing on the
National Register; or
3.
Designated as historic by a municipal ordinance:
A.
Identified individually or as part of a local historic district
by a zoning ordinance under the authority of the Pennsylvania Municipalities
Planning Code; or
B.
Located in a local historic district that has been certified
by the Pennsylvania Historical and Museum Commission as meeting the
requirements of the Pennsylvania Historic District Act.
LOWEST FLOOR
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 Part.
MANUFACTURED HOME
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.
MINOR REPAIR
The replacement of existing work with equivalent materials
for the purpose of its routine maintenance and upkeep, but not including
the cutting away of any wall, partition or portion thereof, the removal
or cutting of any structural beam or bearing support, or the removal
or change of any required means of egress, or rearrangement of parts
of a structure affecting the exitway requirements; nor shall minor
repairs include addition to, alteration of, replacement or relocation
of any standpipe, water supply, sewer, drainage, drain leader, gas,
oil, waste, vent, or similar piping, electric wiring or mechanical
or other work affecting public health or general safety.
NEW CONSTRUCTION
Structures for which the start of construction commenced
on or after the effective date of this Part, and includes any subsequent
improvements to such structures. Any construction started after August
15, 1978, and before the effective start date of this Part is subject
to the ordinance then in effect at the time the permit was issued,
provided that the start of construction was within 180 days of permit
issuance.
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.
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.
POST-FIRM STRUCTURE
A structure for which construction or substantial improvement
occurred after December 31, 1974, or on or after the community's initial
FIRM, dated August 15, 1978, whichever is later, and, as such, would
be required to be compliant with the regulations of the NFIP.
PRE-FIRM STRUCTURE
A structure for which construction or substantial improvement
occurred on or before December 31, 1974, or before the community's
initial FIRM, dated August 15, 1978, and, as such, would not be required
to be compliant with the regulations of the NFIP.
RECREATIONAL VEHICLE
A vehicle which is:
1.
Built on a single chassis;
2.
Not more than 400 square feet, measured at the largest horizontal
projections;
3.
Designed to be self-propelled or permanently towable by a light-duty
truck; and
4.
Not designed for use as a permanent dwelling but as temporary
living quarters for recreational, camping, travel, or seasonal use.
REDEVELOPMENT AREA
A census tract or group of census tracts eligible for the
Montgomery County Revitalization Program and identified in the adopted
municipal revitalization plan.
REGULATORY FLOOD ELEVATION
The elevation to which development is regulated for purposes
of elevation and/or dry floodproofing. It is equal to the base flood
elevation (BFE) plus a freeboard 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 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 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.
SPECIAL FLOODPLAIN AREA
The areas identified as Zone AE in the Flood Insurance Study,
where 100-year flood elevations have been provided but no floodway
has been delineated.
SPECIAL PERMIT
A special approval which is required for hospitals, nursing
homes, jails, and new manufactured home parks and subdivisions, and
substantial improvements to such existing parks, when such development
is located in all, or a designated portion, of a floodplain.
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 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 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" when a repetitive loss provision is used) 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. For alteration of historic structures, see §
27-2015, Subsection 1.E.
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 code adopted the International Residential Code (IRC) and the
International Building Code (IBC), by reference, as the construction
standard applicable to state floodplain construction. For coordination
purposes, references to the above are made specifically to various
sections of the IRC and the IBC.
VIOLATION
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.
[Ord. No. 521, 2/17/2016]
1. The Floodplain Conservation District shall be any areas of the Borough
of Hatfield classified as special flood hazard areas (SFHAs) in the
Flood Insurance Study (FIS) and the accompanying Flood Insurance Rate
Maps (FIRMs), dated March 2, 2016, 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. The Floodplain Conservation District shall also include areas with soils listed in §
27-2002, along with any community-identified flood hazard areas.
3. The above-referenced FIS and FIRMs, and any subsequent revisions
and amendments, are hereby adopted by the Borough of Hatfield and
declared to be a part of this Part.
[Ord. No. 521, 2/17/2016]
1. The Floodplain Conservation District shall consist of the following
specific areas/districts:
A. The Floodway Area/District shall be those areas identified as Floodway
on the FIRM as well as those floodway areas which have been identified
in other available studies or sources of information for those special
floodplain areas where no floodway has been identified in the FIS.
The floodway 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.
(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)
No new construction or development shall be allowed, unless
a permit is obtained from the Department of Environmental Protection's
regional office.
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)
The 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 as
been determined.
(a)
No permit shall be granted for any construction, development,
use, or activity within any AE Area/District without floodway unless
it is demonstrated that the cumulative effect of the proposed development
would not, together with all other existing and anticipated development,
increase the BFE more than one foot at any point.
(b)
No new construction or development shall be located within the
area measured 50 feet landward from the top-of-bank of any watercourse,
unless the appropriate permit is obtained from the Department of Environmental
Protection's regional office.
C. The A Area/District shall be the areas identified as an A Zone on
the FIRM included in the FIS prepared by FEMA and for which no 1%
annual chance flood elevations have been provided. For these areas,
elevation and floodway information from other federal, state, or other
acceptable sources shall be used when available. Where other acceptable
information is not available, the elevation shall be determined by
using the elevation of a point on the boundary of the Floodplain Conservation
District which is nearest the construction site. In lieu of the above,
the municipality 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 municipality.
D. The Shallow Flooding 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 and three feet. In Zones AO and AH, drainage paths
shall be established to guide floodwaters around and away from structures
on slopes.
[Ord. No. 521, 2/17/2016]
The Floodplain Conservation District may be revised or modified
by the 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, a community shall notify FEMA
of the changes by submitting technical or scientific data.
[Ord. No. 521, 2/17/2016]
Should a dispute concerning any identified floodplain boundary
arise, an initial determination shall be made by the Borough of Hatfield
Planning Commission; and any party aggrieved by this decision or determination
may appeal to the Borough Council. The burden of proof shall be on
the appellant.
[Ord. No. 521, 2/17/2016]
1. The following uses are permitted by right in the Floodplain Conservation
District in compliance with the requirements of this Part:
A. Up to half of any required yard setback area on an individual residential
lot may extend into the Floodplain Conservation District.
B. Open space uses that are primarily passive in character shall be
permitted to extend into the floodplain, including:
(1)
Wildlife sanctuaries, nature preserves, forest preserves, fishing
areas, passive areas of public and private parklands, and reforestation.
(2)
Stream bank stabilization.
C. Forestry operations reviewed by the Montgomery County Conservation
District.
D. The following floodplain crossings are permitted, provided disturbance
to any existing woodlands and degradation of water quality are minimized
to the greatest extent practicable:
(1)
Agricultural crossings by farm vehicles and livestock.
(2)
Driveways serving single-family detached dwelling units, roadways,
recreational trails, railroads, and utilities.
E. Agricultural uses conducted in compliance with methods prescribed
in the latest version of the Department of Environmental Protection's
Erosion and Sediment Pollution Control Manual. In the event that the
municipality has a Riparian Corridor Conservation District or similar
regulation, the more-restrictive regulation shall apply.
F. Public sewer and/or water lines and public utility transmission lines
running along the corridor.
[Ord. No. 521, 2/17/2016]
1. Any use or activity not authorized within §
27-2012 herein shall be prohibited within the Floodplain Conservation District, and the following activities and facilities are specifically prohibited:
A. No new construction, alteration, or improvement of buildings and
any other type of permanent structure, including fences, shall be
permitted in the floodway or the 100-year floodplain.
B. New construction of buildings or placement of fill within the 100-year
floodplain is prohibited.
C. No encroachment, alteration, or improvement of any kind shall be
made to any watercourse.
D. Clearing of all existing vegetation, except where such clearing is necessary to prepare land for a use permitted under §
27-2012 herein and where the effects of these actions are mitigated by reestablishment of vegetation.
E. Use of fertilizers, pesticides, herbicides, and/or other chemicals
in excess of prescribed industry standards.
F. Roads or driveways, except where permitted as corridor crossings in compliance with §
27-2012 herein.
G. Motor or wheeled vehicle traffic in any area not designed to accommodate
adequately the type and volume.
I. Subsurface sewage disposal areas.
K. Stormwater basins, including necessary berms, but excluding outfall
facilities.
[Ord. No. 521, 2/17/2016]
The provisions of this Part 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 §
27-2015 of this Part, and the Borough of Hatfield Zoning Code, including §§
27-701,
27-702,
27-703 and
27-704 (relating to nonconforming uses), shall apply.
[Ord. No. 521, 2/17/2016]
1. The following provisions shall apply whenever any improvement is
made to an existing structure located within any Floodplain Conservation
District:
A. 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.
B. No expansion or enlargement of an existing structure shall be allowed within any AE Area/District with floodway, as defined in §
27-2009, that would, together with all other existing and anticipated development, increase the BFE more than one foot at any point.
C. No expansion or enlargement of an existing structure shall be undertaken
in the direction of the stream bank.
D. 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 Part.
E. Historic structures undergoing repair or rehabilitation that would
constitute a substantial improvement, as defined in this Part, must
comply with all ordinance requirements that do not preclude the structure's
continued designation as an historic structure. Documentation that
a specific ordinance requirement will cause removal of the structure
from the National Register of Historic Places or the State Inventory
of Historic Places must be obtained from the Secretary of the Interior
or the State Historic Preservation Officer. Any exemption from the
ordinance requirements will be the minimum necessary to preserve the
historic character and design of the structure.
F. The above activity shall also address the requirements of 34 Pa.
Code, as amended, and the 2006 IBC and the 2006 IRC, or the most-recent
revisions thereto, as adopted by the Borough.
G. 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 Part.
[Ord. No. 521, 2/17/2016]
If compliance with any of the requirements of this Part would
result in an exceptional hardship to a prospective builder, developer
or landowner, the Borough of Hatfield may, upon request, grant relief
from the strict application of the requirements.
[Ord. No. 521, 2/17/2016]
1. For a use other than those permitted in §
27-2012 to §
27-2015, an application seeking approval by variance shall be forwarded to the Zoning Hearing Board along with required studies or information and the findings of the Zoning Officer.
2. No variance shall be granted for any construction, development, use,
or activity within any floodway area that would cause any increase
in the BFE.
3. 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.
4. No variance shall be granted for any of the other requirements pertaining specifically to development regulated by §
27-2029 (pertaining to special technical requirements for activities requiring a special permit) or to development which may endanger human life as addressed in §
27-2024, Subsection
1.
[Ord. No. 521, 2/17/2016]
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.
[Ord. No. 521, 2/17/2016]
1. Within the Floodplain Conservation District, manufactured homes shall
be prohibited.
2. Where permitted by variance within the Floodplain Conservation District,
all manufactured homes, and any improvements thereto, shall:
A. Be placed on a permanent foundation.
B. Be elevated so that the lowest floor of the manufactured home is
at least 1 1/2 feet above the base flood elevation.
C. Be anchored to resist flotation, collapse, or lateral movement.
D. Have all ductwork and utilities, including HVAC/heat pump, elevated
to the regulatory flood elevation.
3. 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 2009 International Residential Building Code
or the United States Department of Housing and Urban Development's
Permanent Foundations for Manufactured Housing, 1984 Edition, draft
or latest revision thereto, as adopted by the Borough, shall apply
and 34 Pa. Code, Chapters 401 to 405.
4. Consideration shall be given to the installation requirements of
the 2009 IBC and the 2009 IRC, or the most-recent revisions thereto,
as adopted by the Borough, 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
installation.
[Ord. No. 521, 2/17/2016]
1. Recreational vehicles in Zone AE must either:
A. Be on the site for fewer than 180 consecutive days; and
B. Be fully licensed and ready for highway use; or
C. Meet the permit requirements for manufactured homes in §
27-2019.
[Ord. No. 521, 2/17/2016]
1. If granted, a variance shall involve only the least modification
necessary to provide relief.
2. In granting any variance, the Zoning Hearing Board shall attach the
reasonable conditions and safeguards outlined herein. These conditions
and safeguards are necessary in order to protect the public health,
safety, and welfare of the residents of the municipality.
3. Whenever a variance is granted, the Zoning Hearing Board shall notify
the applicant, in writing, that:
A. The granting of the variance may result in increased premium rates
for flood insurance; and
B. Such variances may increase the risks to life and property.
4. In reviewing any request for a variance, the Zoning Hearing Board
shall consider, at a minimum, the following:
A. That there is good and sufficient cause, including:
(1)
That there are unique physical circumstances or conditions,
including irregularity, narrowness, or 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 the Zoning Ordinance in the neighborhood
or district 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 the Zoning Ordinance 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 appellant.
(4)
That the variance, if authorized, will not alter the essential
character of the neighborhood or district 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.
B. That failure to grant the variance would result in exceptional hardship
to the applicant.
C. That the granting of the variance will:
(1)
Neither result in an unacceptable or prohibited increase in
flood heights, additional threats to public safety, or extraordinary
public expense;
(2)
Nor create nuisances, cause fraud on, or victimize the public,
or conflict with any other applicable state or local ordinances and
regulations.
5. A complete record of all variance requests and related actions shall
be maintained by the Borough of Hatfield. In addition, a report of
all variances granted during the year shall be included in the biennial
report to FEMA.
[Ord. No. 521, 2/17/2016]
1. In granting any variance, the Borough of Hatfield shall attach the
following technical provisions to the proposal for which the variance
has been granted. These conditions and safeguards are necessary in
order to protect the public health, safety, and welfare of the residents
of the municipality.
A. Pertaining to the Alteration or Relocation of a 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 been first obtained
from the Department of Environmental Protection's 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 shall be notified prior to any alteration
or relocation of any watercourse.
B. The municipality shall require technical or scientific data to be
submitted 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. A LOMR or conditional letter of map
revision (CLOMR) is required for:
(1)
Any development that causes a rise in the base flood elevations
within the floodway; or
(2)
Any development occurring in Zone AE without a designated floodway
which will cause a rise of more than one foot in the base flood elevation;
or
(3)
Alteration or relocation of a stream (including, but not limited
to, installing culverts and bridges).
C. Any new construction, development, uses or activities allowed by
variance within any Floodplain Conservation District shall be undertaken
in strict compliance with the provisions contained in this Part and
any other applicable codes, ordinances and regulations. In addition,
when such development is proposed within the area measured 50 feet
landward from the top-of-bank of any watercourse, a permit shall be
obtained from the Department of Environmental Protection's regional
office.
[Ord. No. 521, 2/17/2016]
1. Residential Structures.
A. In Zone AE, any new construction or substantial improvement shall
have the lowest floor (including basement) elevated up to, or above,
the regulatory flood elevation. The design and construction standards
and specifications contained in the 2009 International Building Code
(IBC) and in the 2009 International Residential Code (IRC), or the
most-recent revisions thereof, as adopted by the Borough, and ASCE
24 and 34 Pa. Code (Chapters 401-405, as amended) shall be used.
B. 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 up to, or above, the regulatory flood elevation determined in accordance with §
27-2009, Subsection 1.C, of this Part.
C. The design and construction standards and specifications contained
in the 2009 International Building Code (IBC) and in the 2009 International
Residential Code (IRC), or the most-recent revisions thereof, as adopted
by the Borough, and ASCE 24 and 34 Pa. Code (Chapters 401-405, as
amended) shall be utilized.
2. Nonresidential Structures.
A. In Zone AE, 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 determined in accordance with §
27-2009, Subsection 1.C, of this Part.
C. 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
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 2009 International Building Code (IBC) and in the 2009 International
Residential Code (IRC), or the most-recent revisions thereof, as adopted
by the Borough, and ASCE 24 and 34 Pa. Code (Chapters 401-405, as
amended) shall be used.
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.
4. Accessory Structures.
A. 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 100 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.
[Ord. No. 521, 2/17/2016]
1. Development Which May Endanger Human Life. In accordance with the
Pennsylvania Flood Plain Management Act, and the regulations adopted by the Department of Community
and Economic Development 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:
K. Nitric acid and oxides of nitrogen.
L. Petroleum products (gasoline, fuel oil, etc.).
P. Sulphur and sulphur products.
Q. Pesticides (including insecticides, fungicides, and rodenticides).
R. Radioactive substances, insofar as such substances are not otherwise
regulated.
2. Any structure of the kind described in Subsection
1 above shall be prohibited within any Floodway Area. Where permitted within any identified floodplain area, any new or substantially improved residential structure of the kind described in Subsection
1 above shall be elevated to remain completely dry up to at least 1 1/2 feet above base flood elevation and shall be built in accordance with §§
27-2022,
27-2023 and
27-2025.
[Amended at time of adoption of Code (see Ch. AO)]
3. Within any identified floodplain area, any new or substantially improved structure of the kind described in Subsection
1 above shall be prohibited within the area measured 50 feet landward from the top-of-bank of any watercourse.
[Amended at time of adoption of Code (see Ch. AO)]
4. Where permitted within any identified floodplain area, any new or substantially improved nonresidential structure of the kind described in Subsection
1 above shall be built in accordance with §§
27-2022,
27-2023 and
27-2025, including:
[Amended at time of adoption of Code (see Ch. AO)]
A. Elevated or designed and constructed to remain completely dry up
to at least 1 1/2 feet above the base flood elevation;
B. 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 (United States Army Corps
of Engineers, June 1972, as amended March 1992), or with some other
equivalent watertight standard.
[Ord. No. 521, 2/17/2016]
1. The following minimum standards shall apply for all construction
and development proposed within any Floodplain Conservation District:
A. Fill. If fill is used, it shall:
(1)
Extend laterally at least 15 feet beyond the building line from
all points;
(2)
Consist of soil or small rock materials only; sanitary landfills
shall not be permitted;
(3)
Be compacted to provide the necessary permeability and resistance
to erosion, scouring, or settling;
(4)
Be no steeper than one vertical to two horizontal feet, unless
substantiated data justifying steeper slopes are submitted to, and
approved by, the floodplain administrator; and
(5)
Be used to the extent to which it does not adversely affect
adjacent properties.
B. Drainage Facilities. Storm drainage facilities shall be designed
to convey the flow of stormwater runoff in a safe and efficient manner.
The system shall ensure proper drainage along streets and provide
positive drainage away from buildings. The system shall also be designed
to prevent the discharge of excess runoff onto adjacent properties.
C. Water and Sanitary Sewer Facilities and Systems.
(1)
All new or replacement water supply and sanitary sewer facilities
and systems shall be located, designed and constructed to minimize
or eliminate flood damages and the infiltration of floodwaters.
(2)
Sanitary sewer facilities and systems shall be designed to prevent
the discharge of untreated sewage into floodwaters.
(3)
No part of any on-site sewage system shall be located within
any Floodplain Conservation District except in strict compliance with
all state and local regulations for such systems. If any such system
is permitted, it shall be located so as to avoid impairment to it,
or contamination from it, during a flood.
(4)
The design and construction provisions of the UCC and FEMA No.
348, Protecting Building Utilities From Flood Damages, and the International
Private Sewage Disposal Code shall be utilized.
D. Other Utilities. All other utilities, such as gas lines, electrical
and telephone systems, shall be located, elevated (where possible)
and constructed to minimize the chance of impairment during a flood.
E. Streets. The finished elevation of all new streets shall be no 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 §
27-2024, Subsection
1, Development Which May Endanger Human Life, shall be stored at or above the regulatory flood elevation and/or floodproofed to the maximum extent possible.
G. Placement of Buildings and Structures. All buildings and structures
shall be designed, located, and constructed so as to offer 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 a 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.) shall be
finished with a marine or water-resistant paint or other finishing
material.
K. Electrical Components.
(1)
Electrical distribution panels shall be at least three feet
above the base flood elevation.
(2)
Separate electrical circuits shall serve lower levels and shall
be dropped from above.
L. Equipment.
(1)
Water heaters, furnaces, air-conditioning and ventilating units,
and other electrical, mechanical or utility equipment or apparatus
shall not be located below the regulatory flood elevation.
M. Fuel Supply Systems. All gas and oil supply systems shall be designed
to prevent the infiltration of floodwaters into the system and discharges
from the system into floodwaters. Additional provisions shall be made
for the drainage of these systems in the event that floodwater infiltration
occurs.
N. Uniform Construction Code Coordination.
(1)
The standards and specifications contained in 34 Pa. Code (Chapters
401-405), as amended, and not limited to the following provisions
shall apply to the above and other sections and subsections of this
Part, to the extent that they are more restrictive and/or supplement
the requirements of this Part:
(a)
International Building Code (IBC) 2009, or the latest edition
thereof, as adopted by the Borough: Sections 801, 1202, 1403, 1603,
1605, 1612, 3402, and Appendix G.
(b)
International Residential Building Code (IRC) 2009, or the latest
edition thereof, as adopted by the Borough: Sections R104, R105, R109,
R323, Appendix AE101, Appendix E and Appendix J.
[Ord. No. 521, 2/17/2016]
1. In accordance with the administrative regulations promulgated by the Department of Community and Economic Development to implement the Pennsylvania Flood Plain Management Act, the activities indicated in §
27-2026, Subsection 1.A and B, shall be prohibited within any Floodplain Conservation District unless a special permit has been issued by the Borough of Hatfield. In order to apply for a special permit, a variance must first be obtained, as outlined in §
27-2016 to §
27-2021 of this Part.
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. 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.
[Ord. No. 521, 2/17/2016]
1. Applicants for special permits shall provide five copies of the following
items:
A. A written request, including a completed special permit application
form.
B. A small scale map showing the vicinity in which the proposed site
is located.
C. 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:
(1)
North arrow, scale and date;
(2)
Topography based upon the North American Vertical Datum (NAVD)
of 1988, showing existing and proposed contours at intervals of two
feet;
(3)
All property and lot lines, including dimensions, and the size
of the site, expressed in acres or square feet;
(4)
The location of all existing streets, drives, other accessways,
and parking areas, with information concerning widths, pavement types
and construction, and elevations;
(5)
The location of any existing bodies of water or watercourses,
buildings, structures and other public or private facilities, including
railroad tracks and facilities, and any other natural and man-made
features affecting, or affected by, the proposed activity or development;
(6)
The location of the floodplain boundary line, information and
spot elevations concerning the base flood elevation, and information
concerning the flow of water, including direction and velocities;
(7)
The location of all proposed buildings, structures, utilities,
and any other improvements; and
(8)
Any other information which the municipality considers necessary
for adequate review of the application.
D. Plans of all proposed buildings, structures and other improvements,
clearly and legibly drawn at suitable scale, showing the following:
(1)
Sufficiently detailed architectural or engineering drawings,
including floor plans, sections, and exterior building elevations,
as appropriate;
(2)
For any proposed building, the elevation of the lowest floor
(including basement) and, as required, the elevation of any other
floor;
(3)
Complete information concerning flood depths, pressures, velocities,
impact and uplift forces, and other factors associated with the base
flood elevation;
(4)
Detailed information concerning any proposed floodproofing measures;
(5)
Cross-section drawings for all proposed streets, drives, other
accessways, and parking areas, showing all rights-of-way and pavement
widths;
(6)
Profile drawings for all proposed streets, drives, and vehicular
accessways, including existing and proposed grades; and plans and
profiles of all proposed sanitary and storm sewer systems, water supply
systems, and any other utilities and facilities.
E. The following data and documentation:
(1)
Certification from the applicant that the site upon which the
activity or development is proposed is an existing separate and single
parcel, owned by the applicant or the client he represents;
(2)
Certification from a registered professional engineer, architect,
or landscape architect that the proposed construction has been adequately
designed to protect against damage from the base flood elevation;
(3)
A statement, certified by a registered professional engineer,
architect, landscape architect, or other qualified person, which contains
a complete and accurate description of the nature and extent of pollution
that might possibly occur from the development during the course of
a base flood elevation, including a statement concerning the effects
such pollution may have on human life;
(4)
A statement certified by a registered professional engineer,
architect, or landscape architect, which contains a complete and accurate
description of the effects the proposed development will have on base
flood elevation elevations and flows;
(5)
A statement, certified by a registered professional engineer,
architect, or landscape architect, which contains a complete and accurate
description of the kinds and amounts of any loose, buoyant materials
or debris that may possibly exist or be located on the site below
the base flood elevation and the effects such materials and debris
may have on base flood elevation elevations and flows;
(6)
The appropriate component of the Department of Environmental
Protection's "Planning Module for Land Development;"
(7)
Where any excavation or grading is proposed, a plan, meeting
the requirements of the Department of Environmental Protection, to
implement and maintain erosion and sedimentation control;
(8)
Any other applicable permits, such as, but not limited to, a
permit for any activity regulated by the Department of Environmental
Protection under Section 302 of Act 1978-166; and
(9)
An evacuation plan which fully explains the manner in which
the site will be safely evacuated before or during the course of a
base flood.
[Ord. No. 521, 2/17/2016]
1. Upon receipt of an application for a special permit by the Borough of Hatfield, the following procedures shall apply in addition to those of §
27-2030 to §
27-2040:
A. Within five working days following receipt of the application, a
complete copy of the application and all accompanying documentation
shall be forwarded to the County Planning Commission by registered
or certified mail for its review and recommendations. Copies of the
application shall also be forwarded to the Borough of Hatfield Planning
Commission and Borough of Hatfield Engineer for review and comment.
B. If an application is received that is incomplete, the Borough of
Hatfield shall notify the applicant, in writing, stating in what respect
the application is deficient.
C. If the Borough of Hatfield decides to disapprove an application,
it shall notify the applicant, in writing, of the reasons for the
disapproval.
D. If the Borough of Hatfield approves an application, it shall file
written notification, together with the application and all pertinent
information, with the Department of Community and Economic Development,
by registered or certified mail, within five working days after the
date of approval.
E. Before issuing the special permit, the Borough of Hatfield shall
allow the Department of Community and Economic Development 30 days,
after receipt of the notification by the Department, to review the
application and decision made by the Borough of Hatfield.
F. If the Borough of Hatfield does not receive any communication from
the Department of Community and Economic Development during the thirty-day
review period, it may issue a special permit to the applicant.
G. If the Department of Community and Economic Development should decide
to disapprove an application, it shall notify the Borough of Hatfield
and the applicant, in writing, of the reasons for the disapproval,
and the Borough of Hatfield shall not issue the special permit.
[Ord. No. 521, 2/17/2016]
1. In addition to the requirements of §
27-2022 to §
27-2025 of this Part, the following minimum requirements shall also apply to any proposed development requiring a special permit. If there is any conflict between any of the following requirements and those in §
27-2022 to §
27-2025 of this Part or in any other code, ordinance, or regulation, the more restrictive provision shall apply.
2. No application for a special permit shall be approved unless it can
be determined that the structure or activity will be located, constructed
and maintained in a manner which will:
A. Fully protect the health and safety of the general public and any
occupants of the structure. At a minimum, all new structures shall
be designed, located, and constructed so that:
(1)
The structure will survive inundation by waters of the base
flood elevation without any lateral movement or damage to either the
structure itself or to any of its equipment or contents below the
BFE.
(2)
The lowest floor (including basement) will be elevated to at
least 1 1/2 feet above the base flood elevation.
(3)
The occupants of the structure can remain inside for an indefinite
period of time and be safely evacuated at any time during the base
flood elevation.
B. Prevent any significant possibility of pollution, increased flood
levels or flows, or debris endangering life and property.
3. All 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 Hatfield and the Department of Community
and Economic Development.
[Ord. No. 521, 2/17/2016]
The Borough of Hatfield Zoning Officer is hereby appointed to
administer and enforce this Part and is referred to herein as the
"floodplain administrator."
[Ord. No. 521, 2/17/2016]
A permit shall be required before any construction or development is undertaken within the Floodplain Conservation District. In the case of a proposed hospital, nursing home, jail, prison, or manufactured home park, the permit referred to here would be the special permit of §
27-2026 to §
27-2029.
[Ord. No. 521, 2/17/2016]
1. 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 Part and all other applicable
codes and ordinances.
2. 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); 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.
3. In the case of existing structures, prior to the issuance of any
development/permit, the floodplain administrator shall review the
history of repairs to the subject building, so that any repetitive
loss issues can be addressed before the permit is issued.
4. 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. The floodplain administrator shall make as many inspections
during and upon completion of the work as are necessary.
5. 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 Borough Council for whatever action it
considers necessary.
6. The floodplain administrator shall maintain all records associated
with the requirements of this Part, including, but not limited to,
permitting, inspection and enforcement.
7. The floodplain administrator shall consider the requirements of 34
Pa. Code and the 2009 IBC and the 2009 IRC, or latest revisions thereof,
as adopted by the Borough.
[Ord. No. 521, 2/17/2016]
1. Application for such a permit shall be made, in writing, to the floodplain
administrator on forms supplied by the Borough of Hatfield. Such application
shall contain the following:
A. Name and address of applicant.
B. Name and address of owner of land on which proposed construction
is to occur.
C. Name and address of contractor.
D. Site location, including address.
E. Listing of other permits or variances required.
F. 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.
2. If any proposed construction or development is located entirely or
partially within any Floodplain Conservation District, applicants
for permits shall provide all the necessary information in sufficient
detail and clarity to enable the floodplain administrator to determine
that:
A. All such proposals are consistent with the need to minimize flood
damage and conform with the requirements of this Part 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.
G. Electrical, heating, ventilation, plumbing, and 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 floodplain administrator
to make the above determination:
A. A completed permit application form.
B. 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:
(1)
North arrow, scale, and date;
(2)
Topographic contour lines, if available;
(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, drives, and other accessways;
and
(5)
The location of any existing bodies of water or watercourses,
the Floodplain Conservation District, 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 a scale of one inch being equal to 100 feet or less, 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 34 Pa. Code,
the 2006 IBC or the 2006 IRC, or latest revisions thereof, as adopted
by the Borough.
D. The following data and documentation:
(1)
Detailed information concerning any proposed floodproofing measures
and corresponding elevations.
(2)
If available, information concerning flood depths, pressures,
velocities, impact and uplift forces and other factors associated
with a base flood elevation; and 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 an AE Area/District without floodway, when combined with all
other existing and anticipated development, will not increase the
base flood elevation more than one foot at any point.
(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.
(5)
Detailed information needed to determine compliance with §
27-2025, Subsection 1.F, (pertaining to storage), and §
27-2024, Subsection
1 (pertaining to Development Which May Endanger Human Life), including:
(a)
The amount, location and purpose of any materials or substances referred to in §
27-2024, Subsection
1, and §
27-2024, Subsection 1.F, which are intended to be used, produced, stored or otherwise maintained on site.
(b)
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 §
27-2024, Subsection
1, during a base flood.
(6)
The appropriate component of the Department of Environmental
Protection's "Planning Module for Land Development."
(7)
Where any excavation or grading is proposed, a plan, meeting
the requirements of the Department of Environmental Protection, to
implement and maintain erosion and sedimentation control.
E. Applications for permits shall be accompanied by a fee, payable to
the municipality, based upon the estimated cost of the proposed construction
as determined by the floodplain administrator.
[Ord. No. 521, 2/17/2016]
A copy of all applications and plans for any proposed construction
or development in any Floodplain Conservation District to be considered
for approval shall be submitted by the floodplain administrator to
the County Conservation District for review and comment prior to the
issuance of a permit. The recommendations of the Conservation District
shall be considered by the floodplain administrator for possible incorporation
into the proposed plan.
[Ord. No. 521, 2/17/2016]
A copy of all plans and applications for any proposed construction
or development in any Floodplain Conservation District 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. 521, 2/17/2016]
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. 521, 2/17/2016]
In addition to the permit, the floodplain administrator 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, the date of its issuance and be signed by the floodplain
administrator.
[Ord. No. 521, 2/17/2016]
1. Work on the proposed construction 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 floodplain administrator. The term "start of construction" shall be understood as defined in §
27-2007 of this Part.
[Amended at time of adoption of Code (see Ch. AO)]
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 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. 521, 2/17/2016]
1. 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
Part, or of any regulations adopted pursuant thereto, the floodplain
administrator shall give notice of such alleged violation as hereinafter
provided. Such notice shall:
B. Include a statement of the reasons for its issuance;
C. Allow a reasonable time, not to exceed a period of 30 days, for the
performance of any act it requires;
D. 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;
E. Contain an outline of remedial action which, if taken, will effect
compliance with the provisions of this Part.
2. Penalties.
A. Any person, firm or corporation who shall violate any provision of
this Part or who fails or refuses to comply with any notice, order
of direction of the floodplain administrator or any other authorized
employee of the municipality for the enforcement of this Part, upon
conviction thereof in an action brought before a Magisterial District
Judge in the manner provided for the enforcement of summary offenses
under the Pennsylvania Rules of Criminal Procedure, shall be sentenced
to pay a fine of not less than $500 nor more than $1,000, plus costs.
Each day that a violation of this Part continues or each section of
this Part which shall be found to have been violated shall constitute
a separate offense.
B. In addition to the above penalties, all other actions are hereby
reserved, including a civil action in equity for the proper enforcement
of this Part.
C. The imposition of a fine or penalty for any violation of, or noncompliance
with, this Part shall not excuse the violation or noncompliance or
permit it to continue; and all such persons shall be required to correct
or remedy such violations and noncompliance within a reasonable time.
Any development initiated or any structure or building constructed,
reconstructed, enlarged, altered, or relocated in noncompliance with
this Part may be declared by the Borough Council to be a public nuisance
and abatable as such.
[Ord. No. 521, 2/17/2016]
1. Any person aggrieved by any action or decision of the floodplain
administrator concerning the administration of the provisions of this
Part 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.
2. Upon receipt of such appeal, the Zoning Hearing Board shall set a
time and place, within not less than 10 or not more than 30 days,
for the purpose of considering the appeal. Notice of the time and
place at which the appeal will be considered shall be given to all
parties.
3. Any person aggrieved by any decision of the Zoning Hearing Board
may seek relief therefrom by appeal to court, as provided by the laws
of this state, including the Pennsylvania Flood Plain Management Act.
[Ord. No. 521, 2/17/2016]
This Part shall be effective immediately following enactment
and shall remain in force until modified, amended or rescinded by
Borough of Hatfield, Montgomery County, Pennsylvania.