Source: https://ecode360.com/29559760
Timestamp: 2019-10-24 00:16:56
Document Index: 552865414

Matched Legal Cases: ['§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77', '§ 404', '§ 1344', '§ 77', '§ 77', '§ 77', '§ 77', '§ 77']

Township of Tobyhanna, PA Floodplain Management
§ 77-1 Statutory authorization.
§ 77-2 General provisions.
§ 77-3 Administration.
§ 77-4 Start of construction.
§ 77-5 Enforcement.
§ 77-6 Appeals.
§ 77-7 Identification of floodplain areas.
§ 77-8 Description and special requirements of identified floodplain areas.
§ 77-9 Changes in identification area.
§ 77-10 Boundary disputes.
§ 77-11 Miscellaneous provisions.
§ 77-12 Elevation and floodproofing requirements.
§ 77-13 Design and construction standards.
§ 77-14 Prohibited uses.
§ 77-15 Special requirements for subdivisions.
§ 77-16 Special requirements for manufactured homes.
§ 77-17 Recreational vehicles.
§ 77-18 Variances.
§ 77-19 Modification to existing structures in floodplain areas.
§ 77-20 Definitions.
Chapter 77 Floodplain Management
[HISTORY: Adopted by the Board of Supervisors of the Township of Tobyhanna 12-24-1988 by Ord. No. 351; amended in its entirety 4-25-2013 by Ord. No. 499. Subsequent amendments noted where applicable.]
Building construction and permits — See Ch. 60.
Stormwater management — See Ch. 124.
The Legislature of the Commonwealth of Pennsylvania has, by the passage of the Pennsylvania Flood Plain Management Act of 1978,[1] delegated the responsibility to local governmental units to adopt floodplain management regulations to promote public health, safety, and the general welfare of its citizenry. Therefore, the Board of Supervisors of Tobyhanna Township, Monroe County, Pennsylvania, does hereby adopt and order as follows.
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 Township of Tobyhanna unless a permit has been obtained from the duly appointed Floodplain Administrator.
A permit shall not be required for minor repairs to existing buildings or structures or for an internal alteration of a preexisting structure that does not increase its size, dimensions, or total square feet of area, and which does not affect the bearing walls thereof, and such work shall be exempt from the requirements of this section unless otherwise specifically stated herein.
Abrogation and greater restrictions. All other ordinance provisions shall remain in full force and effect to the extent that those provisions are more restrictive than this chapter. If there is any conflict between any of the provisions of this chapter, the more restrictive shall apply.
Severability. If any section, subsection, paragraph, sentence, clause, or phrase of this chapter 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 chapter are hereby declared to be severable.
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 accepted engineering methods of study. Larger floods may occur or flood heights may be increased by man-made or natural causes, such as ice jams and bridge openings restricted by debris. This chapter does not imply that areas outside any identified floodplain areas or that land uses permitted within such areas will be free from flooding or flood damages. This chapter shall not create liability on the part of Tobyhanna Township or any officer or employee thereof for any flood damages that result from reliance on this chapter or any administrative decision lawfully made thereunder.
Designation of Floodplain Administrator. The Tobyhanna Township Zoning Officer is hereby appointed to administer and enforce this chapter and is referred to herein as the "Floodplain Administrator."
The Floodplain Administrator shall not issue any permit until the applicant provides copies of all other necessary government permits required by state and federal laws, such as those required by the Pennsylvania Sewage Facilities Act (Act 1966-537, as amended);[1] the Pennsylvania Dam Safety and Encroachments Act (Act 1978-325, as amended);[2] the Pennsylvania Clean Streams Act (Act 1937-394, as amended);[3] and the U.S. Clean Water Act § 404, 33 U.S.C. § 1344.
The Floodplain Administrator shall consider the requirements of the UCC and all International Codes and appendices as amended and/or adopted by the Township.
A permit shall be required before any construction or development is undertaken within any area of the Township of Tobyhanna.
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 Township, unless an approved permit has been obtained from the Floodplain Administrator.
Permit application procedures and requirements.
Application for a permit shall be made, in writing, to the Floodplain Administrator on forms supplied by the Township of Tobyhanna. Such application shall contain the following:
In the event that flood damage has occurred, a brief description of proposed work and estimated cost, including a breakout of flood-related costs and the market value of the building before the flood damage occurred, shall be provided.
Permits for construction or development in identified floodplain area. If any proposed construction or development is located entirely or partially within any identified floodplain area, applicants for permits shall provide all the necessary information set forth in this chapter in sufficient detail to enable the Floodplain Administrator to determine that:
Appropriate practices that minimize flood damage have been or will be used.
Minimum information to be submitted with permit application for construction or development in identified floodplain area. Applicants shall file the following minimum information plus any other pertinent information as may be required by the Floodplain Administrator to make the determinations referenced in this chapter:
The proposed lowest floor elevation of any proposed building based upon North American Vertical Datum of 1988, as amended;
Supplemental information as may be necessary under the UCC and all International Codes and appendices as amended and/or adopted by the Township.
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.
Detailed information needed to determine compliance with other sections of this chapter.
The appropriate component of the Department of Environmental Protection's "Sewage Facilities Planning Module for Land Development" as determined by the Sewage Enforcement Officer shall be provided.
Permit fee. Applications for permits shall be accompanied by a fee, payable to the Township of Tobyhanna, based upon the then-current fee schedule resolution of the Township.
Additional review. When deemed appropriate, the Floodplain Administrator may forward the application to the Township Engineer and/or other Township representatives for review and approval.
Changes in application and/or permit. 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 and approval of the Floodplain Administrator. Requests for any such change shall be in writing and shall be submitted by the applicant to the Floodplain Administrator for consideration.
Placards. 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 and the date of its issuance and shall be signed by the Floodplain Administrator.
Work on the proposed construction or development shall begin within 180 days after the date of issuance of the permit and shall be completed within 24 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 "actual start of construction" means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading, and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the "actual start of construction" means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building.
Notices. Whenever the Floodplain Administrator or other authorized municipal representative determines that there has been a violation of any provisions of this chapter, or of any regulations adopted pursuant thereto, the Floodplain Administrator shall give notice of such alleged violation as hereinafter provided. Such notice shall:
Be served upon the property owner or his/her 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 Pennsylvania;
Penalties. Any person who fails to comply with any or all of the requirements or provisions of this chapter or who fails or refuses to comply with any notice, order of direction of the Floodplain Administrator or any other authorized employee of the Township shall be guilty of a misdemeanor and upon conviction shall pay a fine to Tobyhanna Township of not more than $1,000, plus costs of prosecution, or by imprisonment for a term not exceeding 90 days, or both. In addition to the above penalties, all other actions are hereby reserved, including an action in equity for the proper enforcement of this chapter. The imposition of a fine or penalty for any violation of or noncompliance with this chapter 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 chapter may be declared by the Township of Tobyhanna to be a public nuisance and abatable as such.
Upon receipt of such appeal, the Zoning Hearing Board shall set a time and place, within not less than 10 or not more than 60 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 Zoning Hearing Board may seek relief therefrom by appeal to court, as provided by the laws of Pennsylvania, including the Pennsylvania Flood Plain Management Act.[1]
For the purpose of this chapter, the identified floodplain areas, as referenced throughout this chapter, are the areas of Tobyhanna Township classified as special flood hazard areas (SFHAs) in the Flood Insurance Study (FIS) and the accompanying Flood Insurance Rate Maps (FIRMs) as last revised and amended, having an effective date of May 2, 2013, 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. The above-referenced FIS and FIRMs, and any subsequent revisions and amendments, are hereby adopted by Tobyhanna Township and declared to be a part of this chapter.
The above-referenced identified floodplain areas may be reviewed or modified by the Board of Supervisors where studies or information provided by a qualified agency or person document the need for such revision or modification. However, prior to any such change, approval must be obtained from the Federal Emergency Management Agency.
The identified floodplain areas shall consist of the following specific areas:
No construction, development, use or activity within any floodway area is permitted.
The A Area/District shall be those areas identified as an A Zone on the FIRM included in the FIS prepared by FEMA and for which no one-percent-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 identified floodplain area which is nearest the construction site. In lieu of the above-referenced ways of determining elevation, the Township 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.
The identified floodplain area may be revised or modified by the Board of Supervisors 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.
Should a dispute concerning any identified floodplain boundary arise, an initial determination shall be made by the Tobyhanna Township Floodplain Administrator, and any party aggrieved by this decision or determination may appeal to the Tobyhanna Township Zoning Hearing Board. The burden of proof shall be on the appellant.
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 applicant and/or Township of Tobyhanna, and until all required permits or approvals have been first obtained from the Department of Environmental Protection Regional Office.
In addition, FEMA and Pennsylvania Department of Community and Economic Development shall be notified prior to any alteration or relocation of any watercourse.
Technical or scientific data shall be submitted by the applicant and/or the Township of Tobyhanna to FEMA for a letter of map revision (LOMR) as soon as practicable but within six months of any new construction, development, or other activity resulting in changes in the BFE. The situations when an LOMR or a conditional letter of map revision (CLOMR) are required are:
Any development occurring in Zones A1-30 and Zone AE without a designated floodway which will cause a rise of more than one foot in the base flood elevation; or
Within any identified floodplain area, no new construction or development shall be located within the area measured 50 feet landward from the top-of-bank of any watercourse, unless a permit is obtained from the Department of Environmental Protection Regional Office and other applicable agency.
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 § 77-8C and/or other applicable section of this chapter.
The design and construction standards and specifications contained in the UCC and all International Codes and appendices as amended and/or adopted by the Township shall at all times be complied with unless a more restrictive provision is contained in this chapter, in which case the more restrictive provision shall govern.
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 § 77-8C or other applicable section of this chapter.
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.
In addition to complying with the applicable Building Code as adopted by Tobyhanna Township and all other applicable ordinances of the Township, the following minimum standards shall apply for all construction and development proposed within any identified floodplain area:
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.
Storage. All materials that are buoyant, flammable or explosive, or which in times of flooding could be injurious to human, animal, or plant life, and not otherwise listed in § 77-14E herein, shall be stored at or above the regulatory flood elevation or floodproofed to the maximum extent possible.
The following activities, uses and development present a special hazard to the health and safety of the general public or may result in significant pollution, increased flood levels or flows or debris endangering life and property if such activities, uses and development are located, either entirely or partially, within any identified floodplain area and are therefore prohibited within any identified floodplain area.
Any construction, development, use or activity within any floodway area.
No construction, development, use or activity within any AE 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 is permitted.
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, is prohibited within an identified floodplain area:
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, is prohibited within any floodway area and/or identified floodplain area.
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 50 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 prohibited within any floodway and/or identified floodplain area.
Where permitted within any identified floodplain area, all manufactured homes, and any improvements thereto, in addition to complying with all other provisions of this chapter, shall be:
Elevated so that the lowest floor of the manufactured home is at least 1 1/2 feet above the base flood elevation.
Installation of manufactured homes shall be done in accordance with the manufacturers' installation instructions as provided by the manufacturer and the applicable Building Code as adopted by Tobyhanna Township.
Within any identified floodplain area, recreational vehicles shall be prohibited. If a variance is obtained in accordance with the criteria in this chapter, then the following provisions shall apply:
Meet the permit requirements for manufactured homes in § 77-16.
If compliance with any of the requirements of this chapter would result in an exceptional noneconomic hardship to a prospective builder, developer or landowner, the Zoning Hearing Board may, upon request, grant relief from the strict application of the requirements. Requests for such relief shall be considered by the Zoning Hearing Board in accordance with the existing Township ordinances and statutes and as otherwise set forth herein.
Notwithstanding the provisions of this section, no variance shall be granted for any use specifically prohibited by § 77-14 of this chapter.
If granted, a variance shall involve only the least modification necessary to provide relief. If it should become necessary to grant any variance, the applicant shall be required to comply with all applicable requirements of the National Flood Insurance Program Regulations, including the requirements for elevation, floodproofing and anchoring. The applicant must also comply with any other requirements or conditions of all other applicable Township ordinances.
That the granting of the variance will neither result in an unacceptable or prohibited increase in flood heights, additional threats to public safety or extraordinary public expense, nor create nuisances, cause fraud on or victimize the public, nor conflict with any other applicable state or local ordinances and regulations.
A complete record of all variance requests and related action shall be maintained by the Township. In addition, a report of all variances granted during the year shall be included in the annual zoning report to the Federal Emergency Management Agency.
Notwithstanding any of the above, all structures shall be designed and constructed so as to have the capability of resisting a one-percent annual chance of flood.
No expansion or enlargement of an existing structure shall be allowed within any Floodway Area/District.
Structures existing in any identified floodplain area prior to the enactment of this chapter, but which are not in compliance with these provisions, may continue to remain, provided that 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. Any modification, alteration, reconstruction, or improvement of any kind to an existing structure, to an extent or amount of less than 50% of its market value, shall be elevated and/or floodproofed to the greatest extent possible.
Any reconstruction required as a result of a natural disaster other than a flood to a structure existing in any identified floodplain area prior to the enactment of this chapter, but not in compliance with these provisions, shall be permitted within the preexisting building footprint and shall be elevated and/or floodproofed to the greatest extent possible.
A structure not over two stories in height, the use of which is customarily accessory and incidental to that of the primary structure and which is located on the same lot.
A use of land, or portion thereof, customarily incidental and subordinate in extent or purpose to the principal use of the land or building and located on the same lot with such principal use.
A structure for which the start of construction commenced before the effective date of the FIRM or before January 1, 1975, for FIRMs effective before that date. "Existing construction" may also be referred to as "existing structures."
See "existing construction."
The official map on which the Federal Emergency Management Agency has delineated both the special flood hazard areas and the risk premium zones applicable to the community.
Mudslides (i.e., mudflows) which are proximately caused by flooding as defined in Subsection (1)(b) of this definition and are akin to a river of liquid and flowing mud on the surfaces of normally dry land areas, as when earth is carried by a current of water and deposited along the path of the current.
The collapse or subsidence of land along the shore of a lake or other body of water as a result of erosion or undermining caused by waves or currents of water exceeding anticipated cyclical levels or suddenly caused by an unusually high water level in a natural body of water, accompanied by a severe storm, or by an unanticipated force of nature, such as a flash flood or an abnormal tidal surge, or by some similarly unusual and unforeseeable event which results in flooding as defined in Subsection (1)(a) of this definition.
FLOODPLAIN AREA or FLOOD-PRONE AREA
The lowest floor of the lowest 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 chapter.
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 of 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.
Structures for which the start of construction commenced on or after May 2, 2013, and includes any subsequent improvements to such structures. Any construction started after December 16, 1988, and before May 2, 2013, is subject to the ordinance in effect at the time the permit was issued, provided the start of construction was within 180 days of permit issuance.
A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after the effective date of this chapter regulating floodplain management as adopted by the Township.
A structure for which construction or substantial improvement occurred after December 31, 1974, or on or after the Township's initial Flood Insurance Rate Map (FIRM) dated December 16, 1988, whichever is later, and, as such, would be required to be compliant with the regulations of the National Flood Insurance Program.
A structure for which construction or substantial improvement occurred on or before December 31, 1974, or before the Township's initial Flood Insurance Rate Map (FIRM) dated December 16, 1988, whichever is later, and, as such, would not be required to be compliant with the regulations of the National Flood Insurance Program.
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 events, on average, equals or exceeds 25% of the market value of the structure before the damages occurred.
Includes substantial improvement and other proposed new development and means the date the building 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 24 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 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.
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% of the market value of the structure before the damage occurred.
Any reconstruction, rehabilitation, addition, or other improvement of a structure, of which the cost equals or exceeds 50% of the market value of the structure before the start of construction of the improvement. This term includes structures which have incurred substantial damage (or 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.
Historic structures undergoing repair or rehabilitation that would constitute a substantial improvement, as defined in this chapter, 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 ordinance requirements will be the minimum necessary to preserve the historic character and design of the structure.
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 with the state floodplain construction.