Source: https://www.ecode360.com/30761625
Timestamp: 2019-01-21 12:11:31
Document Index: 168093604

Matched Legal Cases: ['§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 1344', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', 'art 65', 'art 67', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8', '§ 10910', '§ 8', '§ 8', '§ 8', '§ 8', '§ 8']

Township of Upper Makefield, PA Floodplain Management
Ch 8 Pt 1 Regulations and Standards
§ 8-101 Statutory authorization; purpose.
§ 8-102 Intent.
§ 8-103 Applicability.
§ 8-104 Abrogation and greater restrictions.
§ 8-105 Warning and disclaimer of liability.
§ 8-106 Designation of Floodplain Administrator.
§ 8-107 Permits required.
§ 8-108 Duties and responsibilities of Floodplain Administrator.
§ 8-109 Application procedures and requirements.
§ 8-110 Review of application by others.
§ 8-111 Changes.
§ 8-112 Placards.
§ 8-113 Start of construction.
§ 8-114 Fees.
§ 8-115 Enforcement; violations and penalties.
§ 8-116 Appeals.
§ 8-117 Identification of floodplain areas.
§ 8-118 Description and special requirements of identified floodplain areas.
§ 8-119 Changes in identification of area.
§ 8-120 Boundary disputes.
§ 8-121 Jurisdictional boundary changes.
§ 8-122 General technical requirements.
§ 8-123 Elevation and floodproofing requirements.
§ 8-124 Design and construction standards.
§ 8-125 Development which may endanger human life.
§ 8-126 Special requirements for subdivisions and development.
§ 8-127 Special requirements for manufactured homes.
§ 8-128 Special requirements for recreational vehicles.
§ 8-129 Special permits.
§ 8-130 Existing structures.
§ 8-131 Variances.
§ 8-132 Word usage; definitions.
§ 8-133 Effective date.
[HISTORY: Adopted by the Board of Supervisors of the Township of Upper Makefield as indicated in part histories. Amendments noted where applicable.]
Stormwater management — See Ch. 28.
[Adopted 2-17-2015 by Ord. No. 305]
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 Upper Makefield Township does hereby enact as follows.
Promote the general health, welfare, and safety of the Township.
Reduce financial burdens imposed on the Township, its governmental units, and its residents, by preventing excessive development in areas subject to flooding.
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 identified floodplain area of Upper Makefield Township unless a floodplain permit has been obtained from the Floodplain Administrator.[1]
Editor’s Note: Former Subsection B, exempting minor repairs from the permit requirements, which immediately followed this subsection, was repealed 3-21-2017 by Ord. No. 314.
The degree of flood protection sought by the provisions of this Part 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 Part 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 Part shall not create liability on the part of Upper Makefield Township or any officer or employee thereof for any flood damages that result from reliance on this Part or any administrative decision lawfully made thereunder.
The Township Zoning Officer is hereby appointed to administer and enforce this Part and is referred to herein as the "Floodplain Administrator." In the absence of a designated Floodplain Administrator, the Floodplain Administrator duties are to be fulfilled by the Township Manager.
A floodplain permit shall be required before any construction or development is undertaken within any identified floodplain area of Upper Makefield Township.
Prior to the issuance of any floodplain permit, the Floodplain Administrator shall require the applicant to certify that all other necessary government permits required by state and federal laws have been obtained, such as those required by the Pennsylvania Sewage Facilities Act (Act 1966-537, as amended),[1] the Pennsylvania Dam Safety and Encroachments Act (Act 1978-325, as amended),[2] the Pennsylvania Clean Streams Act (Act 1937-394, as amended),[3] and the U.S. Clean Water Act, Section 404, 33 U.S.C. § 1344. No floodplain permit shall be issued until this certification has been made.
During the construction period, the Floodplain Administrator or other authorized official shall inspect the premises to determine that the work is progressing in compliance with the information provided on the permit application and with all applicable municipal laws and ordinances. He/she shall make as many inspections during and upon completion of the work as are deemed necessary.
In the event the Floodplain Administrator discovers that the work does not comply with the floodplain 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 floodplain permit and report such fact to the Board of Supervisors of Upper Makefield Township for whatever action it considers necessary.
The Floodplain Administrator is the official responsible for submitting a biennial report to FEMA concerning Township participation in the National Flood Insurance Program.
Application for a floodplain permit shall be made, in writing, to the Floodplain Administrator on forms supplied by Upper Makefield Township. Such application shall contain, at a minimum, the following:
If available, information concerning flood depths, pressures, velocities, impact and uplift forces and other factors associated with a base flood; and floodway area (see § 8-118A) when combined with all other existing and anticipated development, will not increase the base flood elevation at any point.
Documentation, certified by a registered professional engineer or architect, to show that the cumulative effect of any proposed development within an AE District without floodway (see § 8-118B) when combined with all other existing and anticipated development, will not increase the base flood elevation at any point within the Township.
Detailed information needed to determine compliance with § 8-124F, Storage, and § 8-125, Development which may endanger human life, including:
The amount, location and purpose of any materials or substances referred to in §§ 8-124F and 8-125 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 § 8-125 during a base flood.
A copy of all plans and applications for any proposed construction or land development in any identified floodplain area to be considered for approval shall be submitted by the Floodplain Administrator to any other appropriate agencies and/or individuals (e.g., county conservation district, planning commission, municipal engineer, etc.) for review and comment.
After the issuance of a floodplain 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 the Floodplain Administrator for consideration.
In addition to the floodplain 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 floodplain permit, the date of its issuance, and be signed by the Floodplain Administrator.
Time extensions shall be granted only if a written request is submitted by the applicant, who sets forth sufficient and reasonable cause for the Floodplain Administrator to approve such a request and the original permit is compliant with this Part, the Flood Insurance Rate Map, and Flood Insurance Study in effect at the time the extension is granted.
Applicants for a floodplain permit shall, at the time of making application, pay to Upper Makefield Township a fee in accordance with a Fee Schedule adopted by resolution of the Board of Supervisors upon enactment of this Part or as such schedule may be amended by resolution of the Board of Supervisors.
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 commonwealth;
Penalties. Any person who fails to comply with any or all of the requirements or provisions 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 shall be guilty of a summary offense and, upon conviction, shall pay a fine to Upper Makefield Township of not less than $300 nor more than $1,000 plus costs of prosecution. In addition to the above penalties, all other actions are hereby reserved including an action in equity for the proper enforcement of this Part. 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. 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 Board of Supervisors to be a public nuisance and abatable as such. All remedies shall be considered cumulative.
Upon receipt of such appeal, the Zoning Hearing Board shall consider the appeal in accordance with the Municipalities Planning Code[1] and any other applicable local ordinances.
Any person aggrieved by any decision of the Zoning Hearing Board may seek relief therefrom by appeal to the Court of Common Pleas of Bucks County, Pennsylvania, as provided by the laws of this commonwealth, including the Pennsylvania Flood Plain Management Act.[2]
Any areas of Upper Makefield Township, classified as special flood hazard areas (SFHAs) in the Flood Insurance Study (FIS) and the accompanying Flood Insurance Rate Maps (FIRMs) dated March 16, 2015, 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.
For areas abutting streams and watercourses where the one-hundred-year floodplain (one-percent annual chance flood) has not been delineated by a Flood Insurance Study, the applicant shall submit a floodplain identification study. The study prepared by a registered professional engineer expert in the preparation of hydrologic and hydraulic studies shall be used to delineate the one-hundred-year floodplain. The floodplain study shall be subject to the review and approval of Upper Makefield Township. All areas inundated by the one-hundred-year flood shall be included in the floodplain area.
The above-referenced FIS and FIRMs, and any subsequent revisions and amendments, are hereby adopted by Upper Makefield Township and declared to be a part of this Part.
The Floodway District identified as floodway in the FIS and the FIRM which represents the channel of a watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without any increase in the water surface elevation at any point. This term shall also include floodway areas which have been identified in other available studies or sources of information for those special floodplain areas where no floodway has been identified in the FIS and FIRM.
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 Township during the occurrence of the base flood discharge.
No new construction or development shall be allowed, unless the appropriate permit is obtained from the Department of Environmental Protection Regional Office.
The AE District shall be those areas adjacent to the floodway and identified as an AE Zone on the FIRM included in the FIS prepared by FEMA for which base flood elevations have been provided.
The AE District 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.
AE District without floodway shall be those areas identified as an AE zone on the FIRM included in the FIS prepared by FEMA for which base flood elevations have been provided but no floodway has been determined.
No permit shall be granted for any construction, development, use, or activity within any AE 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 base flood elevation at any point.
The A 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 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 Upper Makefield Township.
For areas adjoining streams, ponds, and lakes not included in the FIS prepared by FEMA, the applicant shall be required to determine the elevation and area of the floodplain with hydrologic and hydraulic engineering techniques. Hydrologic and hydraulic analyses shall be undertaken only by registered 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. All areas inundated by the one-hundred-year flood shall be included in the floodplain area.
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 within the A District or AE District, approval must be obtained from FEMA. Additionally, as soon as practicable, but not later than six months after the date such information becomes available, the Township shall notify FEMA of the changes by submitting technical or scientific data. See § 8-122B for situations where FEMA notification is required.
Should a dispute concerning any identified floodplain boundary arise, an initial determination shall be made by the Floodplain Administrator and any party aggrieved by this decision or determination may appeal to the Zoning Hearing Board. The burden of proof shall be on the appellant.
When the Township proposes to permit the following encroachments: any development that causes a rise in the base flood elevations within the floodway; or alteration or relocation of a stream including but not limited to installing culverts and bridges within Identified Floodplain A or AE Districts (refer § 8-118B and C); the applicant shall (as per 44 CFR Part 65.12):
Upon receipt of the Administrator's conditional approval of map change and prior to approving the proposed encroachments, the Township shall provide evidence to FEMA of the adoption of floodplain management ordinances incorporating the increased base flood elevations and/or revised floodway reflecting the post-project condition.
Upon completion of the proposed encroachments, the Township shall provide as-built certifications. FEMA will initiate a final map revision upon receipt of such certifications in accordance with 44 CFR Part 67.
Within any identified floodplain area (refer to § 8-118), no new construction or development shall be located within the area measured 50 feet landward from the top-of-bank of any watercourse, except for roads, driveways, trails, and utility crossings where the appropriate permit is obtained from the Department of Environmental Protection Regional Office.
Within any identified floodplain area, any new residential and nonresidential structures or substantial improvements to such residential and nonresidential structures shall be prohibited. If a variance is obtained for new construction or substantial improvements to residential and nonresidential structures in the identified floodplain area in accordance with the criteria in § 8-131, then the following provisions apply:
Residential structures, when permitted pursuant to a variance granted by the Zoning Hearing Board:
In the AE District, any new construction or substantial improvement shall have the lowest floor (including basement) elevated up to, or above, the regulatory flood elevation.
In the A District, 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 § 8-118 of this Part.
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 and ASCE 24 and 34 Pa. Code (Chapters 401 to 405, as amended) shall be utilized, where they are more restrictive.
Nonresidential structures, including nonresidential accessory structures, when permitted pursuant to a variance granted by the Zoning Hearing Board:
In the AE District, any new construction or substantial improvement of a nonresidential structure, including a nonresidential accessory structure, shall have the lowest floor (including basement) elevated to, or above, the regulatory flood elevation, or be designed and constructed so that the space enclosed below the regulatory flood elevation:
Is floodproofed so that the structure is watertight with walls substantially impermeable to the passage of water;
Has structural components with the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and
Is certified by a registered professional/architect that the design and methods of construction meet requirements of Title 44, Section 603, Subpart A, Requirements for Floodplain Management Regulations.
In the A District, 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 to, or above, the regulatory flood elevation determined in accordance with § 8-118 of this Part.
Any nonresidential structure, including any nonresidential accessory structure, or part thereof, made watertight below the regulatory flood elevation shall be floodproofed in accordance with the W1 or W2 space classification standards contained in the publication entitled "Flood-Proofing Regulations" published by the U.S. Army Corps of Engineers (June 1972, as amended March 1992) or with some other equivalent standard. All plans and specifications for such floodproofing shall be accompanied by a statement certified by a registered professional engineer or architect which states that the proposed design and methods of construction are in conformance with the above referenced standards.
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 and ASCE 24 and 34 Pa Code (Chapters 401 to 405, as amended) shall be utilized, where they are more restrictive.
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 but does not include basements.
Historic structures. Historic structures undergoing repair or rehabilitation that would constitute a substantial improvement as defined in this Part, must comply with all Part requirements that do not preclude the structure's continued designation as a historic structure. Documentation that a specific Part 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 Part requirements shall be obtained from the Zoning Hearing Board in accordance with the criteria set forth in § 8-130 and will be the minimum necessary to preserve the historic character and design of the structure.
Residential accessory structures. Structures accessory to a principal residential building need not be elevated or floodproofed to remain dry, but shall comply, at a minimum, with the following requirements:
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;
The structure will be located on the site so as to cause the least obstruction to the flow of floodwaters;
Power lines, wiring, and outlets will be elevated to the regulatory flood elevation;
Permanently affixed utility equipment and appliances such as furnaces, heaters, washers, dryers, etc. are prohibited;
Sanitary facilities are prohibited; and
Within any identified floodplain area, the use of fill shall be prohibited. No variance shall be granted.
[Amended 3-21-2017 by Ord. No. 314]
The design and construction provisions of the UCC and FEMA #348, "Protecting Building Utilities From Flood Damages" and "The International Private Sewage Disposal Code," shall be utilized.
Streets. The finished elevation of all new streets shall be no less than one foot above the base 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 § 8-125, Development which may endanger human life, shall be stored at or above the regulatory flood elevation or floodproofed to the maximum extent possible.
Uniform Construction Code coordination. The standards and specifications contained 34 Pa. Code (Chapters 401 to 405), as amended, and not limited to the following provisions, shall apply to the above and other sections and subsections of this Part, to the extent that they are more restrictive and supplement the requirements of this Part:
In accordance with the Pennsylvania Flood Plain Management Act,[1] 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 listed below on the premises; or will be used for any activity requiring the maintenance of a supply of more than 300 gallons, or other comparable volume, of any of the following dangerous materials or substances listed below on the premises; or will involve the production, storage, or use of any amount of radioactive substances shall be prohibited.
All subdivision proposals and development proposals in Identified Floodplain A District and Township identified flood hazard areas (refer to § 8-118C and D), 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 and Letter of Map Revision. Submittal requirements and processing fees shall be the responsibility of the applicant.
Within any identified floodplain area, manufactured homes shall be prohibited unless permitted pursuant to a variance granted by the Zoning Hearing Board in accordance with the criteria set forth in § 8-131 of this Part.
Where permitted within any identified floodplain area pursuant to a variance granted by the Zoning Hearing Board, all manufactured homes, and any improvements thereto, shall be:
Have all duct work and utilities, including HVAC/heat pump, elevated to the regulatory flood elevation.
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 "U.S. Department of Housing and Urban Development's Permanent Foundations for Manufactured Housing," 1984 Edition, draft or latest revision thereto, and 34 Pa. Code, Chapters 401 to 405, shall apply.
Consideration shall be given to the installation requirements of the 2009 IBC, and the 2009 IRC or the most recent revisions thereto and 34 Pa. Code, as amended, where appropriate, and/or applicable to units where the manufacturers' standards for anchoring cannot be provided or were not established for the proposed unit(s) installation.
The storage of recreational vehicles shall be prohibited within any identified floodplain area. No variance shall be granted.
In accordance with the administrative regulations promulgated by the Department of Community and Economic Development to implement the Pennsylvania Flood Plain Management Act,[1] the commencement 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 shall be prohibited within any identified floodplain area of Upper Makefield Township:
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 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 § 8-131 of this Part shall apply.
No expansion or enlargement of an existing structure shall be allowed within any Floodway District that would cause any increase in the base flood elevation.
No expansion or enlargement of an existing structure shall be allowed within AE District without floodway that would, together with all other existing and anticipated development, increase the base flood elevation at any point.
Any modification, alteration, reconstruction, or improvement of any kind to an existing structure to an extent or amount of 25% 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.
Within any Floodway District (see § 8-118A), no new construction or development shall be allowed, unless the appropriate permit is obtained from the Department of Environmental Protection Regional Office.
Within any AE District Without Floodway (see § 8-118B), 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 Regional Office.
Any modification, alteration, reconstruction, or improvement of any kind to an existing structure, to an extent or amount of less than 25% of its market value, shall be elevated and/or floodproofed to the greatest extent possible.
General. The Zoning Hearing Board shall hear requests for variances where it is alleged that the provisions of this Part inflict unnecessary hardship upon the applicant. The Zoning Hearing Board may grant a variance from the provisions of this Part, provided that all of the findings set forth in Subsection B(5) are made where relevant in a given case.
Variance procedures and conditions. The Zoning Hearing Board shall consider requests for variances from the provisions of this Part in accordance with the requirements contained in the National Flood Insurance Program Requirements for Floodplain Management Regulations, 44 CFR 60.6, the Pennsylvania Municipalities Planning Code, 53 P.S. § 10910.2, and the express requirements set forth below:
No variance shall be granted for any construction, development, use, or activity within any floodway area that would cause any increase in the base flood elevations.
No variance shall be granted for any construction, development, use, or activity within any AE District without floodway that would, together with all other existing and anticipated development, increase the base flood elevation at any point.
No variance shall be granted for any of the requirements pertaining specifically to prohibited uses/activities (§ 8-129), recreational vehicles (§ 8-128), fill (§ 8-124A), or to development which may endanger human life (§ 8-125).
In granting any variance, the Zoning Hearing Board may attach whatever reasonable conditions and safeguards it considers necessary in order to protect the public health, safety, and welfare, and to achieve the objectives of this Part.
Whenever a variance is granted, Upper Makefield Township shall notify the applicant in writing that:
The Zoning Hearing Board may grant a variance from the provisions of this Part upon a showing of unnecessary hardship by the applicant and provided that all of the following findings are made where relevant in a given case:
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 this Part in the neighborhood or district in which the property is located;
That because of such physical circumstances or conditions, there is no possibility that the property can be developed in strict conformity with the provisions of this Part and that the authorization of a variance is therefore necessary to enable the reasonable use of the property;
That the variance, if authorized, will not alter the essential character of the neighborhood or district in which the property is located, nor substantially and permanently impair the appropriate use or development of adjacent property, nor be detrimental to the public welfare;
That the variance, if authorized, will represent the minimum variance that will afford relief and will represent the least modification of the regulation in issue;
That the variance, if authorized, will not result in an unacceptable or prohibited increase in flood heights, additional threats to public safety, or extraordinary public expense; and
That the variance, if authorized, will not create nuisances, cause fraud on, or victimize the public, or conflict with any other applicable state or local ordinances and regulations.
A complete record of all variance requests and related actions shall be maintained by Upper Makefield Township. In addition, a report of all variances granted during the year shall be included in the annual report to the FEMA.
The Board of Supervisors of Upper Makefield Township.
Structures for which the start of construction commenced on or after March 16, 2015, the effective date of the floodplain regulation adopted by Upper Makefield Township, and includes any subsequent improvements to such structures. Any construction started after October 17, 1978, and before March 16, 2015, is subject to the ordinance in effect at the time the permit was issued, provided that start of construction was within 180 days of permit issuance.
Person appointed by the Board of Supervisors of Upper Makefield Township to administer and enforce this Part.
FLOODPLAIN AREA (FLOODPLAIN)
FLOODPLAIN VIOLATION
This term is an umbrella term that includes all of the areas within which the Township has selected to enforce floodplain regulations. It will always include the area identified as the Special Flood Hazard Area on the Flood Insurance Rate Maps and Flood Insurance Study, but may include additional areas identified by the Township. See §§ 8-117 and 8-118 for the specifics on what areas the Township has included in the identified floodplain area.
The lowest floor of the lowest fully enclosed area (including basement). An unfinished, flood-resistant partially enclosed area, used solely for parking of vehicles, building access, and incidental storage, in an area other than a basement area, is not considered the lowest floor of a building, provided that such space is not designed and built so that the structure is in violation of the applicable nonelevation design requirements of this Part.
MANUFACTURED (MOBILE) HOME PARK OR SUBDIVISION (NEW)
A manufactured (mobile) home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured (mobile) homes are to be affixed (including, at minimum, the installation of the utilities, the construction of streets, and either final site grading for the pouring of concrete pads) is completed on or after the effective date of floodplain management regulations adopted by the Township.
MANUFACTURED (MOBILE) HOME PARK OR SUBDIVISION (EXISTING)
A manufactured (mobile) home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured (mobile) 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 Upper Makefield Township.[1]
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 October 17, 1978, whichever is later, and, as such, would be required to be compliant with the regulations of the National Flood Insurance Program.
Is a structure for which construction or substantial improvement occurred on or before December 31, 1974, or before the Township's initial Flood Insurance Rate Map (FIRM) dated October 17, 1978, whichever is later, and, as such, would not be required to be compliant with the regulations of the National Flood Insurance Program.
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 after the date of the permit and shall be completed within 12 months after the date of issuance of the permit unless a time extension is granted, in writing, by the Floodplain Administrator. The "actual start" means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufacture home on a foundation. Permanent construction does not include land preparation, such as clearing, grading, and filling; nor does it include the installation of streets and walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building.
Damage from any cause sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 25% or more of the market value of the structure before the damage occurred.
Any reconstruction, rehabilitation, addition, or other improvement of a structure, of which the cost equals or exceeds 25% of the market value of the structure before the start of construction of the improvement. This term includes structures which have incurred substantial damage, regardless of the actual repair work performed. The term does not, however, include any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions.
Upper Makefield Township.
A grant of relief by the Zoning Hearing Board from the terms of a floodplain management regulation.
The Zoning Hearing Board of Upper Makefield Township.
Editor’s Note: The former definition of “minor repair,” which immediately followed this definition, was repealed 3-21-2017 by Ord. No. 314.
This Part shall become effective on March 16, 2015, and shall remain in force until modified, amended or rescinded by Upper Makefield Township, Bucks County, Pennsylvania.