Source: https://www.ecode360.com/32665766
Timestamp: 2020-08-11 10:13:03
Document Index: 34736253

Matched Legal Cases: ['§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 910', '§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 691', '§ 208', '§ 208', '§ 208', '§ 208', '§ 208']

Township of Tredyffrin, PA Flood Hazard Districts
Ch 208 Art V Flood Hazard Districts
§ 208-14 Statutory authorization and purpose.
§ 208-14.1 Identification of floodplain areas.
§ 208-15 District regulations.
§ 208-15.1 Use regulations; technical requirements.
Article V Flood Hazard Districts
[Amended 4-7-1986 by Ord. No. HR-100; 5-1-2006 by Ord. No. HR-252; 10-6-2016 by Ord. No. HR-357]
Statutory authorization. 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 Tredyffrin Township does hereby order as follows.
Purpose. It is the purpose of this article to promote the public health, safety and general welfare and to minimize those losses described in § 208-15 by provisions designed to:
Restrict or prohibit uses which are dangerous to health, safety or property in times of flood or which would cause increased flood heights or velocities.
Require that where uses are permitted by grant of variance, notice be given to prospective purchasers and/or lessees that land under agreement of sale or to be placed under such agreement or under lease or to be leased is designated as lying either totally or partially within the flood hazard area.
The Flood Hazard District Area shall include:
Any areas of the Township, classified as special flood hazard areas (SFHAs) in the Flood Insurance Study (FIS) and the accompanying Flood Insurance Rate Maps (FIRMs) dated September 29, 2017, 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; and
For areas of the Township not classified as SFHAs, that land which includes the floodway and floodway fringe adjoining any watercourse, including any perennial, intermittent, ephemeral or losing stream, or adjoining any ponds or lakes, which is within 50 feet of the banks thereof (or less than 50 feet if an applicant provides hydrologic and hydraulic engineering analyses that determine base flood elevations and floodway information, in accordance with standard engineering practice prepared by a professional engineer licensed in Pennsylvania, that such smaller area is the limit of area subject to flooding in a one-hundred-year flood), and extends for such additional distance from said banks as is, or may be, subject to flooding in a one-hundred-year flood; and
Any areas described in Subsection B below, and any areas designated as floodplain area by the Board of Supervisors in compliance with the National Flood Insurance Program when:
There are changes through natural or other causes; or
Changes are indicated by future detailed hydrologic and hydraulic studies. All changes in said delineation shall be subject to the review and comment of the Federal Emergency Management Agency.
The above-referenced FIS and FIRMs, and any subsequent revisions and amendments are hereby adopted by Tredyffrin Township and declared to be a part of this article.
Description and special requirements of Flood Hazard District Areas. The Flood Hazard District Area shall consist of the following specific areas:
Within any floodway area, no encroachments, including fill, new construction, substantial improvements, or other development shall be permitted except as expressly permitted in this article.
For the purpose of this section, "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure.
The AE Area shall also include any flood fringe area adjacent to a floodway in areas of the Township that are not shown as such on the FIRM included in the FIS.
No encroachments, including fill, new construction, substantial improvements, or other development shall be permitted in an AE Zone without floodway.
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 base 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 base flood elevation shall be determined by using the elevation of a point on the boundary of the Flood Hazard District Area which is nearest the construction site.
In lieu of the above, the municipality may require the applicant to determine the elevation with hydrologic and hydraulic engineering techniques. Hydrologic and hydraulic analyses shall be undertaken only by professional engineers or others of demonstrated qualifications, who shall certify that the technical methods used correctly reflect currently accepted technical concepts. Studies, analyses, computations, etc., shall be submitted in sufficient detail to allow a thorough technical review by the municipality. In the absence of any of the above data or documentation, the Township may require elevation of the lowest floor to be at least three feet above the highest adjacent grade.
The Flood Hazard District Area shall include all lands designated by the following map symbols and mapping unit names on map sheets of the Chester and Delaware Counties soil reports of the Soil Conservation Service, United States Department of Agriculture:
Mapping Unit Name
Wehadkee silt loam
Chewacla silt loam
Silt loams and local alluvium, while not displaying all of the characteristics common to the alluvial soils indicated in the preceding table, may be subject to periodic flooding. For this reason, they shall be considered an integral part of a floodplain network. However, they may be exempted from the provisions of this article where it is determined that such exemption would not have the effect of nullifying the purpose of this article. Those cases in which silt loams and local alluvium are involved shall be referred to the Floodplain Administrator, which shall examine such case and recommend either compliance with or exemption from the provisions of this article and shall attach any conditions appropriate to meet the purposes of this article; provided, however, that this subsection shall not apply to any areas in the Township covered by the Flood Insurance Study referred to above.
Changes in identification of area. The Flood Hazard District 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 to the special flood hazard area, 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 to the special flood hazard area by submitting technical or scientific data. See § 208-15.1J(1) for situations where FEMA notification is required.
Rules for interpreting boundaries; boundary disputes.
The boundaries of the Flood Hazard District Area shall be determined by scaling distances from the flood hazard maps maintained by the Township. Where interpretation is needed to determine the exact location of the boundaries of the district as shown on the flood hazard map, as for example, where there appears to be a conflict between a mapped boundary and actual field conditions, the Zoning Hearing Board shall, on appeal to it, make the necessary interpretation. The person contesting the location of the district boundary shall have the burden of establishing that land does not lie within the Flood Hazard District Area.
Should a dispute concerning any identified floodplain boundary arise, an initial determination shall be made by the Township 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.
Losses resulting from periodic flooding. The flood hazard areas of this Township are subject to periodic inundation which would result or have resulted in loss of property, damage to structures and may result in loss of life, injury to people, disruption of public and private activities and services, burdensome public expenditures for flood protection and relief and impairment of the tax base, all of which do or may adversely affect the public health, safety and general welfare.
The cumulative effect of impervious surfaces and stormwater management practices within the same watershed as a flood hazard area, causing increases in the rate and/or volume of stormwater runoff to surface water conveyances relative to that which existed naturally.
Compliance. No structure, land or water shall hereafter be used and no structure shall be located, extended, converted or structurally altered in the Flood Hazard District Area unless full compliance with the terms of this chapter and other applicable regulations is demonstrated by the applicant.
Permits. Permits shall be required before any construction or development is undertaken within any area of the Township.
The standards and specifications contained in 34 Pa. Code (Chapters 401-405), as amended, and Chapter 80, Building Construction, of the Township Code, shall apply to this article to the extent that they are more restrictive and/or supplement the requirements of this chapter.
The requirements of 34 Pa. Code Chapters 401-405, as amended, and the 2009 IRC (Sections R102.7.1, R105.3.1, R105.3.1.1, and Appendixes E and J) or the latest revision thereof and the 2009 IBC (Sections 101.3, 3403.1, and Appendix G) or the latest revision thereof shall also be utilized in conjunction with the provisions of this section.
State and federal permits. Prior to the issuance of any zoning permit, the Building Permit Officer shall review the application for the permit to determine if all other necessary government permits required by state and federal laws have been obtained, such as those required by the Pennsylvania Sewage Facilities Act (Act 1966-537, as amended);[1] the Pennsylvania Dam Safety and Encroachments Act (Act 1978-325, as amended);[2] the Pennsylvania Clean Streams Law (Act 1937-394, as amended);[3] and the United States Clean Water Act, Section 404, 33 U.S.C. 1344. No permit shall be issued until this determination has been made.
Preservation of other restrictions. It is not intended by this chapter to repeal, abrogate or impair any existing zoning or subdivision regulations, easements, covenants or deed restrictions, except that where this chapter imposes greater restrictions, the provisions of this chapter shall prevail.
Warning and disclaimer of liability. While the degree of flood protection by this chapter is considered reasonable for regulatory purposes, larger floods may occur on rare occasions or the flood height may be increased by man-made or natural causes. In such instances, areas outside the Flood Hazard District Area or land uses permitted within the district may be subject to flooding or flood damage. This chapter shall not create liability on the part of the 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.
Liability. Neither the approval or granting of any construction permit or proposed subdivision or land development plan involving any land governed by the provisions of this section, by an officer, employee or agency of the Township, shall constitute a representation, guarantee or warranty of any kind by the Township, or its employees, officials or agencies, of the practicality or safety of any structure, use or subdivision, and shall create no liability upon, or cause action against such public body, official or employee for any damage that may result pursuant thereto.
Severability. The provisions of this chapter shall be severable and if any of the provisions hereof shall be held to be unconstitutional, invalid or illegal by a court of competent jurisdiction, such decision shall not affect the validity of any of the remaining provisions of this chapter. To the extent that any holding that provisions of this chapter are invalid or illegal makes this chapter no longer applicable to any or all land within the Flood Hazard District Area, the zoning classification of that land shall revert to that of the district as designated in this chapter.
If a variance is sought in the Flood Hazard District Area, the Zoning Hearing Board shall determine that the standards and criteria enumerated in § 910.2 of the MPC are met before granting the request.
In considering whether the variance, if granted, would be injurious to the public health, welfare or safety, the Zoning Hearing Board shall consider the following factors:
The danger to life and property due to increased flood heights or velocities caused by encroachment.
The proposed water supply and sanitation systems and ability of these systems to avoid causing disease, contamination and unsanitary conditions.
The importance of the proposed use to the Township.
The compatibility of the proposed use with existing and foreseeable nearby uses.
The relationship of the proposed use to the Comprehensive Plan.
The expected heights, velocity, duration, rate or rise and sediment transport of the floodwaters expected at the site.
As part of a petition for a variance hereunder, the applicant shall furnish such of the following material as the Township Engineer shall deem necessary for a complete consideration of the matter by the Zoning Hearing Board.
Plans drawn to scale showing the nature, location, dimensions and elevation of the lot and existing and proposed uses; and photographs or drawings showing existing uses and vegetation, soil types and other pertinent information.
A series of cross sections at such intervals as the Township Engineer may deem necessary along the lot shoreline, showing the stream channel or the lake or pond bottom, elevation of adjoining land areas to be occupied by the proposed uses and high-water information.
Specifications for building materials and construction, floodproofing, filling, dredging, grading, landscaping, storage, water supply and sanitary facilities.
Computation of the increase, if any, in the height of flood stages which would be attributable to any proposed uses.
The proposed lowest floor elevation of any proposed building and base flood elevation based upon North American Vertical Datum of 1988.
In considering any appeal for a variance, the Zoning Hearing Board may, before the hearing, request reports from the Township Engineer concerning the extent to which the proposed use would:
Diminish the capacity of the floodplain to store and absorb floodwaters, to moderate flood velocities and to accommodate sediment;
Be subject to flood damage; and
Cause soil erosion and impair the amenity of the Flood Hazard District Area.
All written reports submitted to the Zoning Hearing Board in advance of or at the public hearing shall be made available for inspection at the public hearing by any party thereto.
Upon consideration of the purposes of this chapter, the Zoning Hearing Board shall attach such conditions to the granting of a variance as it deems necessary to further the purposes of this chapter. Among such conditions, without limitation because of specific enumeration, may be included:
Requirements for floodproofing measures, such as anchoring to prevent flotation, collapse or lateral movement of the structure; the use of construction materials and utility equipment which are resistant to flood damage; and the use of construction methods and practices which will prevent or lessen damage to a building located in the Flood Hazard District Area or to the health of the occupant thereof.
In any case where the Zoning Hearing Board shall grant a variance to permit the erection of a structure in the Flood Hazard District Area and it shall appear that such premises is to be offered for sale or lease or the Zoning Hearing Board grants a variance to permit a change in nonconforming use of a structure already existing in the Flood Hazard District Area and it shall appear that the premises is to be offered for sale or lease, the Zoning Hearing Board shall, for the protection of prospective purchasers and lessees, impose the following conditions:
Require the applicant to advise prospective purchasers and/or lessees that the lot is located, either entirely or partially, as the case may be, in the Flood Hazard District Area.
Require that, before settlement or change in a nonconforming use, as the case may be, may take place, the purchaser or lessee shall signify in writing that he has been advised that the premises lies partially or entirely in the Flood Hazard District Area, and a signed copy of such signification shall be delivered to the Township.
Where the premises are to be conveyed, the deed shall contain the following provision: "This lot is entirely (partially) within the Flood Hazard District Area of the Township of Tredyffrin, Chester County, Pennsylvania."
Variances may only be granted upon:
A determination that the granting of a variance will not result in increased flood heights, additional threats to public safety or extraordinary public expense, create nuisances or cause fraud on or victimization of the public; and
All applicable regulations for floodproofing required by the National Flood Insurance Program (44 CFR 60.3) shall be made an implied condition to the granting of any conditional use, special exception or variance within the Flood Hazard District Area.
In no case shall any conditional use, special exception or variance be granted within the floodway if any increase in the one-hundred-year-flood elevations would result, which shall be demonstrated by hydrologic and hydraulic engineering analyses that determine base flood elevations and floodway information prepared by a licensed professional engineer in accordance with standard engineering practice.
The Zoning Officer is hereby appointed to administer and enforce this article and is referred to herein as the floodplain administrator. The floodplain administrator may:
Enter into a written agreement or written contract with another agency or private sector entity to administer specific provisions of these regulations. Administration of any part of these regulations by another entity shall not relieve the Township of its responsibilities pursuant to the participation requirements of the National Flood Insurance Program as set forth in the Code of Federal Regulations at 44 CFR 59.22.
Prior to the issuance of any permit, the floodplain administrator shall review the application for the permit to determine if all other necessary government permits required by state and federal laws have been obtained, such as those required by the Pennsylvania Sewage Facilities Act (Act 1966-537, as amended); the Pennsylvania Dam Safety and Encroachments Act (Act 1978-325, as amended); the Pennsylvania Clean Streams Act (Act 1937-394, as amended); and the United States Clean Water Act, Section 404, 33 U.S.C. 1344. No permit shall be issued until this determination has been made.
In the case of existing structures, prior to the issuance of any permit, the floodplain administrator shall review the proposed cost of improvements or repairs and the pre-improvement market value of the structure, so that a substantial improvement/substantial damage determination can be made, in accordance with FEMA's Substantial Improvement/Substantial Damage Desk Reference.
In the discharge of his/her duties, the floodplain administrator shall have the authority to enter any building, structure, premises or development in the Flood Hazard District Area, upon presentation of proper credentials, at any reasonable hour to enforce the provisions of this ordinance.
In the event the floodplain administrator discovers that the work does not comply with the permit application or any applicable laws and ordinances, or that there has been a false statement or misrepresentation by any applicant, the floodplain administrator shall revoke the permit and pursue available remedies for violations.
The responsibility, authority and means to implement the commitments of the floodplain administrator can be delegated from the person identified. However, the ultimate responsibility lies with the person identified in this article as the Floodplain Administrator/Manager.
If any proposed construction or development is located entirely or partially within any Flood Hazard District Area, applicants for permits shall provide all the necessary information in sufficient detail and clarity to enable the Floodplain Administrator to determine that:
Appropriate practices that minimize flood damage have been used;
Electrical, heating, ventilation, plumbing, air-conditioning equipment, and other service facilities have been designed and located to prevent water entry or accumulation; and
No part of any on-site waste disposal system shall be located within any Flood Hazard District Area.
The location of any existing bodies of water or watercourses, Flood Hazard District Areas, and, if available, information pertaining to the floodway and the flow of water, including direction and velocities.
Documentation, certified by a registered professional engineer or architect, to show that the cumulative effect of any proposed development within any Flood Hazard District Area, when combined with all other existing and anticipated development, will not cause any increase in the base flood elevation.
Detailed information needed to determine compliance with § 208-15.1I(9), including:
The amount, location and purpose of any materials or substances referred to in § 208-15.1I(9) 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 § 208-15.1I(9) during a base flood.
Applications for permits shall be accompanied by a fee, payable to the municipality in an amount set by resolution of the Township.
Review by Chester County Conservation District. A copy of all applications and plans for any proposed construction or development in any Flood Hazard District Area to be considered for approval may be submitted by the floodplain administrator to the County Conservation District for review and comment prior to the issuance of a permit. The recommendations of the Conservation District shall be considered by the floodplain administrator for possible incorporation into the proposed plan.
Review of application by others. A copy of all plans and applications for any proposed construction or development in any Flood Hazard District Area to be considered for approval may be submitted by the floodplain administrator to any other appropriate agencies and/or individuals (e.g., planning commission, municipal engineer, etc.) for review and comment.
Contain an outline of remedial actions which, if taken, will effect compliance with the provisions of this article.
Penalties. Refer to Article XXIX, Violations, Penalties and Remedies, of this Chapter 208.
Upon receipt of such appeal, the Zoning Hearing Board shall consider the appeal in accordance with the Municipalities Planning Code[4] and any other local ordinance.
Any person aggrieved by any decision of the Zoning Hearing Board may seek relief therefrom by appeal to court, as provided by the laws of this state, including the Pennsylvania Flood Plain Management Act.[5]
Within the Flood Hazard District Area, all uses not allowed as permitted uses or authorized by grant of variance shall be prohibited. The following uses and no others shall be permitted within the Flood Hazard District Area and then only to the extent that they are not prohibited by any other ordinance or any other section of this chapter and only in strict compliance with the technical requirements set forth in this section, including, without limitation, the requirement to secure permits.
Agricultural uses that do not require structures, as follows: general farming, pasture, orchard, grazing, outdoor plant nurseries, truck farming, forestry and wild crop harvesting.
Recreation uses that do not require structures, as follows: park, picnic grounds, fairs, boating, golf course, archery, hiking, riding, hunting, fishing, game farm, fish hatchery, wildlife sanctuary, nature preserve and swimming areas.
Three-quarters of the front, side or rear yard setback required for development of any lot or tract in any district contiguous to the Flood Hazard District Area; provided, however, that no building shall be placed less than 25 feet from the boundary of any Flood Hazard District Area.
Sanitary sewers and sewage pumping stations, provided that the construction is floodproof and compliant with § 208-15H(2)(h).
Dams, impoundment basins, culverts and bridges approved by the commonwealth.
Storm sewers and sanitary sewer outlets, subject to the approval of the Township Engineer.
When authorized as a conditional use, the following uses are subject to the general standards prescribed in §§ 208-105 and 208-117, and the specific standards set forth in Subsection J(3) below, provided that the applicant demonstrates to the reasonable satisfaction of the Planning Commission and Board of Supervisors that the grant thereof will not result in increasing the elevation of the base flood. No conditional use may be granted within the floodway if any increase in the base flood elevations would result, which shall be demonstrated by hydrologic and hydraulic engineering analyses that determine base flood elevations and floodway information prepared by a licensed professional engineer in accordance with standard engineering practice.
Any use permitted under § 208-15.1A through G above requiring a temporary structure. A "temporary structure" shall be defined as that which will remain in place for a period of time not to exceed 12 months from the date of installation.
Permeable improved parking areas and roads to serve other permitted uses in the Flood Hazard District Area or where required by the regulations for any contiguous district.
Railroads, roads, bridges and utility transmission lines.
A change in grade by either cut or fill, or a combination of both, may be permitted as a conditional use, but only upon the following conditions:
The following uses and activities are specifically prohibited in any Flood Hazard District Area and no variances shall be granted therefor:
The construction, enlargement, substantial improvement, placement or expansion of any structure.
Cutting or removal of trees or other flora except where the area is devoted to forestry or nursery use, or except for certain permitted uses like a park or golf course where routine maintenance and care occurs, in which case cutting or removal shall be on a selective basis with appropriate reforestation measures practiced.
On-site sewage systems.
Storage of any material that may be hazardous to the health and welfare of the surrounding population or which is in violation of the Clean Streams Law (35 P.S. § 691.901 et seq.) or regulations of the Department of Environmental Protection.
The open storage of any hazardous materials or substances or the construction of substantial improvements of any structure which will be used for the production, storage or maintenance of, or used for activities requiring the maintenance of, a supply of any hazardous materials or substances, including, but not limited to, the following:
Petroleum products (gasoline, fuel oil and the like).
The construction or substantial improvements of any structure which will be used for the production, storage of, use of, or used for activities requiring the maintenance of, a supply of any amount of radioactive substances.
The filling or relocation of any watercourse.
Junkyard or dump.
Outdoor storage of vehicles or materials.
The commencement of, or any construction of, a new manufactured home, manufactured home park or manufactured home subdivision, or substantial improvement to an existing manufactured home park or manufactured home subdivision.
Any uses or activities allowed within any Flood Hazard District Area shall be undertaken in strict compliance with the provisions contained in this article and any other applicable codes, ordinances and regulations.
For all conditional uses permitted under this district, the Township shall consider all relevant factors and procedures specified in other sections of the Code and the following:
The danger to life and property due to increased flood heights or velocities caused by encroachments. No proposed use, development or activity shall be permitted that will cause any increase in flood levels in the Flood Hazard District Area.
The susceptibility of the proposed use and its contents to flood damage, and the effect of such damage on the individual owners.
The importance of the services provided by the proposed use to the Township.
The potential direct or indirect impacts to the Flood Hazard District Area from the use proposed.
The potential direct or indirect impacts to those portions of any watercourse designated as "exceptional value" or "high-quality special protection waters" by the Commonwealth of Pennsylvania.
Elevation and floodproofing requirements. Within any Flood Hazard District Area, any new construction or substantial improvements shall be prohibited. If a variance is obtained for new construction or substantial improvements in the Flood Hazard District Area in accordance with § 208-15, then the following provisions apply:
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 § 208-14.1B(3) of this ordinance.
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 latest edition thereof adopted by the Commonwealth of Pennsylvania, and ASCE 24 and 34 Pa. Code (Chapters 401-405, as amended) shall be utilized, where they are more restrictive.
In AE, A1-30 and AH Zones, any new construction or substantial improvement of a nonresidential structure shall have the lowest floor (including the basement) elevated up to, or above, the regulatory flood elevation, or be designed and constructed so that the space enclosed below the regulatory flood elevation:
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 the basement) elevated or completely floodproofed up to, or above, the regulatory flood elevation determined in accordance with § 208-14.1B(3) of this ordinance.
Any nonresidential structure that will be floodproofed must submit the following to the floodplain administrator, along with the nonresidential floodproofing certificate and prior to the issuance of the certificate of occupancy:
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 latest revision thereof as adopted by the Commonwealth of Pennsylvania, and ASCE 24 and 34 Pa. Code (Chapters 401-405, as amended) shall be utilized, where they are more restrictive.
Space below the lowest floor:
Historic structures. Historic structures, as defined in Subsections (1) through (3) only in § 208-6 of said definition, undergoing repair or rehabilitation that would constitute a substantial improvement as defined in this article, 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.
Design and construction standards. In the event that a variance is secured for any activity for which a variance is required hereunder, the following minimum standards shall apply for all construction and development proposed within any Flood Hazard District Area:
Fill. Within any Flood Hazard District Area, the use of fill shall be prohibited. No variance shall be granted.
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.
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 § 208-15.1I(9) 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 in 34 Pa. Code (Chapters 401-405), as amended, and not limited to the following provisions shall apply to the above and other sections and subsections of this article, to the extent that they are more restrictive and supplement the requirements of this article.
International Building Code (IBC) 2009 or the latest revision thereof as adopted by the Commonwealth of Pennsylvania; Sections 801, 1202, 1403, 1603, 1605, 1612, 3402, and Appendix G.
Special requirements for subdivisions and development. All subdivision proposals and land development proposals containing at least 10 lots or at least five acres, whichever is the lesser, in Flood Hazard District Areas where base flood elevation data are not available shall be supported by hydrologic and hydraulic engineering analyses that determine base flood elevations and floodway information. The analyses shall be prepared by a licensed professional engineer in a format required by FEMA for a conditional letter of map revision (CLOMR) and letter of map revision (LOMR). Submittal requirements and processing fees shall be the responsibility of the applicant.