Source: https://codes.newportboro.com/general-legislation/23-p2-120-floodplain-management
Timestamp: 2019-04-19 01:23:24+00:00

Document:
Uniform construction codes — See Ch. 99.
Subdivision and land development — See Ch. 222.
Zoning — See Ch. 250.
Promote the general health, welfare and safety of the community.
Encourage the utilization of appropriate construction practices in order to prevent or minimize flood damage in the future.
Minimize danger to public health by protecting water supply and natural drainage.
Reduce financial burdens imposed on the community, its governmental units and its residents by preventing excessive development in areas subject to flooding.
Comply with federal and state floodplain management requirements.
It shall be unlawful for any person, partnership, business or corporation to undertake, or cause to be undertaken, any construction or reconstruction or development anywhere within the Borough unless an approved building permit has been obtained from the Building Permit Officer.
A building permit shall not be required for minor repairs to existing buildings or structures, provided that no structural changes or modifications are involved.
§ 120-3. Abrogation and greater restrictions.
This chapter supersedes any other conflicting provision which may be in effect in identified floodplain areas. However, any other ordinance provisions shall remain in full force and effect to the extent that those provisions are more restrictive. If there is any conflict between any of the provisions of this chapter, the more restrictive shall apply.
§ 120-4. Warning and disclaimer of liability.
The degree of flood protection sought by the provisions of this chapter is considered reasonable for regulatory purposes and is based on acceptable engineering methods of study. Larger floods may occur. Flood heights may be increased by man-made or natural causes, such as ice jams and bridge openings restricted by debris. This chapter does not imply that areas outside any identified floodplain area, or that land uses permitted within such areas, will be free from flooding or flood damage.
The grant of a permit or approval of a subdivision plan in the identified flood-prone area(s) shall not constitute a representation, guarantee or warranty of any kind by the Borough or by any official or employee thereof of the practicability or safety of the proposed use and shall create no liability upon the Borough, its officials or employees.
This chapter shall not create liability on the part of Newport Borough Council or any officer or employee thereof for any flood damages that result from reliance on this chapter or any administrative decision lawfully made thereunder.
§ 120-5. Building permits required.
Building permits shall be required before any construction or development is undertaken within any area of the Borough.
§ 120-6. Issuance of building permit.
The Building Permit Officer shall issue a building 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, ordinances and requirements.
Prior to the issuance of any building permit, the Building Permit Officer shall review the application for 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 Editor's Note: See 35 P.S. § 750.1 et seq. ); the Pennsylvania Dam Safety and Encroachments Act (Act 1937-394, as amended Editor's Note: See 32 P.S. § 693.1 et seq. ); the Pennsylvania Clean Stream Act (Act 1937-394, as amended Editor's Note: See 35 P.S. § 691.1 et seq. ); the U.S. Clean Water Act, § 404, 33 U.S.C. § 1344. No permit shall be issued until this determination has been made.
§ 120-7. Application procedures and requirements.
(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.
(5) Listing of other permits required.
(7) A plan of the site showing the exact size and location of the proposed construction as well as any existing buildings or structures; said site should show elevation of land and indicate the floodplain area.
(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.
(1) A completed building permit application form.
(a) North arrow, scale and date.
(b) Topographic contour lines, if available.
(c) All property and lot lines including dimensions and the size of the site expressed in acres or square feet.
(d) The location of all existing and proposed buildings, structures and other improvements, including the location of any existing or proposed subdivision and land development.
(e) The location of all existing streets, drives and other accessways.
(f) 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.
(a) Existing and proposed contours.
(b) The proposed lowest floor elevation of any proposed building based upon, North American Vertical Datum of 1988.
(c) The elevation of the one-hundred-year flood.
(d) If available, information concerning flood depths, pressures, velocities, impact and uplift forces and other factors associated with a one-hundred-year flood.
(a) Documentation, certified by a registered professional engineer or architect, to show that the cumulative effect of any proposed development within any FE (Special Floodplain Area), when combined with all other existing and anticipated development, will not increase the elevation of the one-hundred-year flood more than one foot at any point.
(b) 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 one-hundred-year 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.
 The amount, location and purpose of any materials or substances referred to in §§ 120-24F and 120-25 which are intended to be used, produced, stored or otherwise maintained on site.
 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 § 120-25 during a one-hundred-year flood.
(d) The appropriate component of the Department of Environmental Protection Planning Module for Land Development.
(e) Where any excavation of grading is proposed, a plan meeting the requirements of the Department of Environmental Protection.
§ 120-8. Review by County Conservation District.
A copy of all applications and plans for any proposed construction or development in any identified floodplain area to be considered for approval shall be submitted by the Building Permit Officer to the County Conservation District for review and comment prior to the issuance of a building permit. The recommendations of the conservation district shall be considered by the Building Permit Officer for possible incorporation into the proposed plan.
§ 120-9. Review of application by others.
A copy of all plans and applications for any proposed construction or development in any identified floodplain area to be considered for approval may be submitted by the Building Permit Officer to any other appropriate agencies and/or individuals (e.g., Planning Commission, Borough Engineer, etc.) for review and comment.
After the issuance of a building permit by the Building Permit Officer, no changes of any kind shall be made to the application, permit or any of the plans, specifications or other documents submitted with the application without the written consent or approval of the Building Permit Officer. Requests for any such change shall be in writing, and shall be submitted by the applicant to Building Permit Officer for consideration.
In addition to the building permit, the Building Permit Officer shall issue a placard which shall be displayed on the premises during the time construction is in progress. This placard shall show the number of the building permit, the date of its issuance and be signed by the Building Permit Officer.
§ 120-12. Start of construction.
Work on the proposed construction and/or development shall begin within six months and shall be completed within 12 months after the date of issuance of the building permit or the permit shall expire unless a time extension is granted, in writing, by the Building Permit Officer. Construction and/or development shall be considered to have started with the preparation of land, land clearing, grading, filling, excavation of basement, footings, piers or foundations, erection of temporary forms, the installation of piling under proposed subsurface footings or the installation of sewer, gas and water pipes, or electrical or other service lines from the street.
Time extensions shall be granted only if a written request is submitted by the applicant, which sets forth sufficient and reasonable cause for the Building Permit Officer to approve such request.
§ 120-13. Inspection and revocation.
During the construction period, the Building Permit Officer 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 shall make as many inspections during and upon completion of the work as are necessary. He may also determine whether the work complies with any other governmental rule, regulation, law, etc.
In the discharge of his duties, the Building Permit Officer 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 chapter.
In the event the Building Permit Officer 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 Building Permit Officer shall revoke the building permit and report such fact to the Newport Borough Council for whatever action it considers necessary. The Borough, in addition to any other actions or rights, shall have the right to institute actions to impose fines and penalties and institute action(s) for a court order or injunction requiring that the construction be halted, improvement removed, and the property be restored to the condition before construction or that all construction and steps comply with the provisions hereof or permit issued hereunder.
A record of all such inspections and violations of this chapter shall be maintained.
§ 120-15. Enforcement; violations and penalties.
Notices. Whenever the Building Permit Officer or other authorized Borough representative determines that there are reasonable grounds to believe that there has been a violation of any provision of this chapter, or of any regulation adopted pursuant thereto, the Building Permit Officer shall give notice of such alleged violation as hereinafter provided. Such notice shall be in writing, include a statement of the reasons for its issuance, allow a reasonable time not to exceed a period of 30 days for the performance of any act it requires, 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 either: mailed, certified mail, to the property address and last known or other address existing of record for the owner or his agent; in the event the certified mailing is not accepted, said notice shall be deemed properly served by mailing same to the same addresses, first class, postage prepaid, with return address and obtaining a certificate of mailing from the post office; or, served by any other method authorized or recognized by law or rule of Pennsylvania, and contain an outline of remedial action which, if taken, will effect compliance with the provisions of this chapter.
Any person aggrieved by any action or decision of the Building Permit Officer concerning the administration of the provisions of this chapter may appeal to the Borough Council of Newport. Such appeal must be filed, in writing, within 30 days after the decision or action of the Building Permit Officer.
Upon receipt of such appeal, the Council shall set a time and place, within not less than 10 nor 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.
Any person aggrieved by any decision of the Council may seek relief therefrom by appeal to Court of Common Pleas, as provided by the laws of this commonwealth, including the Pennsylvania Floodplain Management Act. Editor's Note: See 32 P.S. § 679.101 et seq.
[Amended 6-2-2009 by Ord. No. 335] The identified floodplain area shall be any areas of Newport Borough, subject to the one-hundred-year flood, which is identified as Zone A (Area of Special Flood Hazard) in the Flood Insurance Study (FIS) dated June 16, 2009, and the accompanying maps or the most recent revision thereof as issued by the Federal Emergency Management Agency, including all digital data developed as part of the Flood Insurance Study.
§ 120-18. Description of floodplain areas.
(1) FW (Floodway Area). The areas identified as "floodplain" in the AE Zone in the Flood Insurance Study prepared by FEMA. The term shall also include floodway areas which have been identified in other available studies or sources of information for those floodplain areas where no floodway has been identified in the Flood Insurance Study. For purposes of this chapter, the floodway is based upon the criteria that a certain area within the floodplain would be capable of carrying the waters of the one-hundred-year flood without increasing the water surface elevation of that flood more than one foot at any point.
(2) FF (Flood-Fringe Area). The remaining portions of the one-hundred-year floodplain in those areas identified as an AE Zone in the Flood Insurance Study where a floodway has been delineated. The basis for the outermost boundary of this area shall be the one-hundred-year flood elevation as shown in the flood profiles contained in the Flood Insurance Study.
(3) FA (General Floodplain Area). The areas identified as Zone A in the FIS for which no one-hundred-year flood elevations have been provided. When available, information from other federal, state and other acceptable sources shall be used to determine the one-hundred-year flood elevations, as well as a floodway areas, if possible. When no other information is available, the one-hundred-year elevation shall be determined by using a point on the boundary of the identified floodplain area which is nearest the construction site in question.
In lieu of the above, the Borough may require the applicant to determine the elevation with hydrologic and hydraulic engineering techniques. Hydrologic and hydraulic analyses shall be undertaken only by professional engineers or others of demonstrated qualifications, who shall certify that the technical methods used correctly reflect currently accepted technical concepts. Studies, analyses, computations, etc., shall be submitted in sufficient detail to allow a thorough technical review by the Borough.
§ 120-19. Changes in identification of area.
[Amended 6-2-2009 by Ord. No. 335] The identified floodplain area may be revised or modified by the Newport 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 the Federal Emergency Management Agency (FEMA).
Should a dispute concerning any identified floodplain boundary arise, an initial determination shall be made by the Building Permit Officer and any party aggrieved by this decision may appeal to the Borough Council. The burden of proof shall be on the appellant.
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 chapter and any other applicable codes, ordinances and regulations.
§ 120-22. Special requirements for FW, FE and FA areas.
(1) Any new construction, development, use, activity or encroachment that would cause any increase in flood heights shall be prohibited.
(1) No new construction or development shall be located within the area measured 50 feet landward from the top-of-bank of any watercourse.
(2) Any new construction or development which would cause any increase in flood heights shall be prohibited within any floodway area.
§ 120-23. Elevation and floodproofing requirements.
Residential structures. Within any identified floodplain area, any new construction or substantial improvement of a residential structure 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 2003 IBC (Sec. 1612.4, 1603.1.6, and 3403.1) and in the 2003 IRC (Sec. R323.1.4, R323.2.1, and R323.2.2) and ASCE 24 (Sec. 2.4 and 2.5, Chap. 5) and 34 Pa. Code (Chapters 401-405, as amended) shall be utilized.
(1) Within any identified floodplain area, 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 by such structure shall remain either completely or essentially dry during any flood up to that height.
(2) Any nonresidential structure, or part thereof, having a lowest floor which is not elevated to at least 1 1/2 feet above the one-hundred-year flood elevation, shall be floodproofed in a completely or essentially dry manner 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.
(3) The design and construction standards and specifications contained in the IBC (Secs. 1603.1.2, 1603.1.6, 1605.2.2, 1606.5, 1612.5.1 and 3403.1), and ASCE 24 (Sec. 2.4 and Chap. 7) and 34 Pa. Code (Chapters 401-405, as amended) shall be utilized.
Space below the lowest floor.
(1) Fully enclosed space below the lowest floor (including basement) is prohibited.
(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.
(3) Consideration may be given to the requirements of 34 Pa. Code (Chapters 401-405, as amended) and the 2003 IRC (Secs. R323.2.2 and R323.1.4) and the 2003 IBC (Secs. 1612.4, 1612.5, 1202.3.2 and 1203.3.3).
(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 600 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 floodwaters.
(5) Power lines, wiring, and outlets will be at least 1 1/2 feet above the one-hundred-year flood elevation.
(6) Permanently affixed utility equipment and appliances such as furnaces, heaters, washers, dryers, etc., are prohibited.
(7) Sanitary facilities are prohibited.
§ 120-24. Design and construction standards.
(1) Extend laterally at least 15 feet beyond the building line from all points.
(2) Consist of solid or small rock materials only; sanitary landfills shall not be permitted.
(3) Be compacted to provide the necessary permeability and resistance to erosion, souring 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 Building Permit Officer.
(5) Be used to the extent to which it does not adversely affect adjacent properties.
Water and sanitary sewer facilities and systems.
(1) All new or replacement water 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 identified floodplain area 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.
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.
Streets. The finished elevation of all new streets shall be not more than one foot below the regulatory flood elevation.
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 § 120-25, Development which may endanger human life, shall be stored at or above the regulatory flood elevation and/or floodproofed to the maximum extent possible.
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.
(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.
(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.
(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.
(1) Paints or other finishes used at or below the regulatory flood elevation shall be of "marine" or "water-resistant" variety.
(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 finished material.
(1) Electrical distribution panels shall be at least three feet above the one-hundred-year flood elevation.
(2) Separate electrical circuits shall serve lower levels and shall be dropped from above.
(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.
(2) The provisions pertaining to the above provision and referenced in the UCC and 34 Pa. Code (Chapters 401-405, as amended) and contained in the 2003 IBC (Sec. 1612.4), the 2003 IRC (Secs. R323.1.5) the 2000 IFGC (Secs. R301.5 and R1601.3.8) and ASCE 24 (Chapter 8) shall be utilized.
Fuel supply systems. All gas and oil supply systems shall be designed to prevent the infiltration of floodwaters into the system and discharges for the system into floodwaters. Additional provisions shall be made for the drainage of these systems in the event that floodwater infiltration occurs.
(1) The Standards and Specifications contained 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 chapter, to the extent that they are more restrictive and/or supplement the requirements of this chapter.
(2) International Building Code (IBC) 2003 or the latest edition thereof: Secs. 801, 1202, 1403, 1603, 1605, 1612, 3402, and Appendix G.
(3) International Residential Building Code (IRC) 2003 or the latest edition thereof: Secs. R104, R105, R109, R323, Appendix AEIOI, Appendix E and Appendix J.
§ 120-25. Development which may endanger human life.
(11) Nitric acid and oxides of nitrogen.
(12) Petroleum products (gasoline, fuel, oil, etc.).
(16) Sulphur and sulphur products.
(17) Pesticides (including insecticides, fungicides and rodenticide).
(18) Radioactive substances, insofar as such substances are not otherwise regulated.
Within any FW (Floodway Area) any structure of the kind described in Subsection A, above, shall be prohibited.
(2) Designed to prevent pollution from the structure or activity during the course of a one-hundred-year flood.
§ 120-26. Special requirements for manufactured homes.
Within any FW (Floodway Area), manufactured homes shall be prohibited.
Within any FA (General Floodplain Area) or FE (Special Floodplain Area), manufactured homes shall be prohibited within the area measured 50 feet landward from the top-of-bank of any watercourse.
(1) Placed on a permanent foundation.
(3) Anchored to resist flotation, collapse or lateral movement.
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.
The provisions of this chapter do not require any changes or improvements to be made to lawfully existing structures, lawfully constructed or improved before the enactment of any ordinance or, after enactment lawfully constructed or improved in compliance with all ordinances, regulations and requirements then in effect. However, when an improvement is made to any existing structure, the provisions of § 120-29 shall apply.
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 one-hundred-year flood.
No expansion or enlargement or an existing structure shall be allowed within any FE area that would, together with all other existing and anticipated development, increase the one-hundred-year flood elevation more than one foot at any point.
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 chapter.
§ 120-30. Grant of variance.
If compliance with any of the requirements of this chapter would result in an exceptional hardship to a prospective builder, developer or landowner, the Borough, except as herein limited or prohibited, may, upon request, grant relief from the strict application of the requirements.
§ 120-31. Variance procedures and conditions.
(1) No variance shall be granted for any construction, development, use or activity within any floodway area that would cause any increase in the one-hundred-year flood elevation.
(2) No variance shall be granted for any construction, development, use or activity within any FE area that would, together with all other existing and anticipated development, increase the one-hundred-year flood elevation more than one foot at any point.
(3) No variance shall be granted for any of the requirements pertaining specifically to development regulated by special permit (Article V) or to development which may endanger human life (§ 120-25).
(4) If granted, a variance shall involve only the least modification necessary to provide relief.
(5) In granting any variance, the Borough 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 chapter.
(a) The granting of the variance may result in increased premium rates for flood insurance.
(b) Such variances may increase the risks to life and property.
(a) That there is good and sufficient cause.
(b) That failure to grant the variance would result in exceptional hardship to the applicant.
 Nor create nuisances, cause fraud on, or victimize the public, or conflict with any other applicable state or local ordinances and regulations.
(8) A complete record of all variance requests and related actions shall be maintained by the Borough. In addition, a report of all variances granted during the year shall be included in the annual report to the Federal Insurance Administration.
Notwithstanding any of the above, however, all structures shall be designed and constructed so as to have the capability of resisting the one-hundred-year flood.
Unless specifically defined below, words and phrases used in this chapter shall be interpreted so as to give this chapter its most reasonable application.
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.
A space which will remain totally dry during flooding; the structure is designed and constructed to prevent the passage of water and water vapor.
The construction, reconstruction, renovation, repair, extension, expansion, alteration or relocation of a building or structure, including the placement of manufactured homes.
Any man-made change to improved or unimproved real estate including, but not limited to, buildings or other structures, the placement of manufactured homes, streets and other paving, utilities, filling, grading, excavation, mining, dredging or drilling operations and the subdivision of land.
A space which will remain dry during flooding, except for the passage of some water vapor or minor seepage; the structure is substantially impermeable to the passage of water.
A temporary inundation of normally dry land areas.
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.
The designated area of a floodplain required to carry and discharge flood waters of a given magnitude. For the purposes of this chapter, the floodway shall be capable of accommodating a flood of the one-hundred-year magnitude.
(2) Directly by the Secretary of the Interior in states without approved programs.
The floodplain area specifically identified in this chapter as being inundated by the one-hundred-year flood. Included would be areas identified as Floodway (FW), Flood-Fringe (FF) and General Floodplain (FA).
B. A subdivision of land.
A transportable, single-family dwelling intended for permanent occupancy, office or place of assembly, contained in one or more sections, built on a permanent chassis, which arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations, and constructed so that it may be used with or without a permanent foundation. 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 of land under single ownership which has been planned and improved for the placement of two or more manufactured homes for nontransient use.
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, soil, waste, vent or similar piping, electric wiring or mechanical or other work affecting public health or general safety.
A flood that, on the average, is likely to occur every 100 years (i.e., that has one-percent chance of occurring each year, although the flood may occur in any year).
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.
D. Not designed for use as permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use.
Anything constructed or erected on the ground or attached to the ground including, but not limited to, buildings, sheds, manufactured homes and other similar items.
The division or redivision of a lot, tract or parcel of land by and 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, 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 residential dwellings shall be exempted.
Damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged condition would equal or exceed 50% of the market value of the structure before the damage occurred.
B. Any alteration of a historic structure, provided that the alteration will not preclude the structure's continued designation as a "historic structure."

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