A. Placement of
and
.
(1) All
and
shall be designed, located, and constructed so as to offer the minimum obstruction to the flow of water and shall be designed to have a minimum effect upon the flow and height of
water.
(2) All
and
shall be firmly anchored in accordance with accepted engineering practices to prevent floatation, collapse, or lateral movement.
B. Elevation and
requirements.
(1) Residential
.
(a) All
and
of residential
shall have the
(including
) elevated to at least two feet above the
.
(b) Any modification, alteration, reconstruction or
of any kind to an existing residential
to an extent or amount of less than 50% of its market value shall be elevated or floodproofed to the
.
(c) Existing residential
located in a designated
shall not be expanded or enlarged unless the effect of the proposed expansion or enlargement on
heights is fully offset by accompanying stream
.
(2) Nonresidential
.
(a) All
and
of nonresidential
shall have the
(including
) elevated or floodproofed to at least two feet above the
. The
measures shall ensure that the
is watertight with walls substantially impermeable to the passage of water and has structural components with the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. All plans and specifications for such
shall be accompanied by a statement certified by a registered professional engineer or architect which states that the proposed design and methods of
are in conformance with the above referenced standards.
(b) Any modification, alteration, reconstruction or
of any kind to an existing nonresidential
to an extent or amount of less than 50% of its market value shall be elevated or floodproofed to the
.
(c) Existing nonresidential
located in a designated
shall not be expanded or enlarged unless the effect of the proposed expansion or enlargement on
heights is fully offset by accompanying stream
.
(3) Space below the
.
(a) Fully enclosed space below the
(including
) is prohibited.
(b) Partially enclosed space below the
(including
) that will be used solely for the parking of a vehicle,
access or incidental storage in an area other than a
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 “partially enclosed space” also includes crawl spaces. Designs for meeting this requirement must either be certified by a registered professional engineer or architect, or meet or exceed the following minimum criteria:
(i) A minimum of two openings having a net total area of not less than one square inch for every square foot of enclosed space.
(ii) The bottom of all openings shall be no higher than one foot above grade.
(iii) Openings may be equipped with screens, louvers or other coverings or devices, provided that they permit the automatic entry and exit of floodwaters.
(4) Accessory
.
(a)
accessory to a
or
need not be elevated or floodproofed to remain dry, but shall comply, at a minimum, with the following requirements:
(i) The
shall not be designed or used for human habitation, but shall be limited to the parking of vehicles or the storage or support of tools, material or equipment related to the
or activity.
(ii) Floor area shall not exceed 100 square feet.
(iii) The
will have a low damage potential.
(iv) The
will be located on the site so as to cause the least obstruction to the flow of floodwaters.
(v) Power lines, wiring and outlets will be at least one and one-half feet above the 100-year
elevation.
(vi) With the exception of alternative energy generation or conversion equipment, permanently affixed utility equipment and appliances, including but not limited to furnaces, heaters, washers and dryers are permitted only at elevations above the
.
(vii) Sanitary facilities are prohibited.
(viii) The
shall be adequately anchored to prevent flotation or movement and shall be designed to automatically provide for the entry and exit of floodwaters for the purpose of equalizing hydrostatic forces on the walls. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or meet or exceed the following minimum criteria:
a. A minimum of two openings having a net total area of not less than one square inch for every square foot of enclosed space.
b. The bottom of all openings shall be no higher than one foot above grade.
c. Openings may be equipped with screens, louvers or other coverings or devices, provided that they permit the automatic entry and exit of floodwaters.
C. Fill. If fill is used to raise the finished surface of the
two feet above the
, the fill shall be placed as follows:
(1) Fill shall extend beyond a
for a sufficient distance to provide acceptable access for the intended
of the
.
(2) Fill shall extend laterally 15 feet beyond the
from all points of a residential
.
(3) Fill shall extend laterally 15 feet beyond the
, at a minimum of 25% of the perimeter of a nonresidential
.
(4) Fill material shall consist of soil or rock materials only.
(5) Fill material shall be compacted to provide the necessary stability and resistance to erosion, scouring or settling.
(6) Fill slopes shall be no steeper than one vertical to two horizontal, unless substantiating data justifying steeper slopes are submitted to and approved by the Township Engineer.
(7) Fill shall be used only to the extent to which it does not adversely affect adjacent properties.
D. Drainage Facilities. Storm drainage facilities shall be designed to convey the flow of stormwater runoff in a safe and efficient manner. The system shall insure proper drainage along
, and provide positive drainage away from
. The system shall also be designed to prevent the discharge of excess runoff onto adjacent properties.
E. Utility, electrical, and mechanical systems.
(1) Water and
facilities and systems.
(a) All new or replacement water supply and
facilities and systems shall be located, designed and constructed to minimize or eliminate
damages and the infiltration of
waters.
(b)
facilities and systems shall be designed to prevent the discharge of untreated sewage into
waters.
(c) On-site sewer disposal systems are prohibited in a
.
(2) Equipment. Water heaters, furnaces, air conditioning and ventilating units, and other electrical, mechanical or utility equipment or apparatus shall be located above the
.
(3) Fuel Supply Systems. All gas and oil supply systems shall be designed to prevent the infiltration of
waters into the system and discharges from the system into
waters. Additional provisions shall be made for the drainage of these systems in the event that
water infiltration occurs.
(4) 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
.
(5) All air ducts, large pipes, storage tanks, and other similar objects or components located below the
elevation shall be securely anchored or affixed in accordance with accepted engineering practices to prevent floatation.
F.
. The finished elevation of all new
shall be no more than one foot below the
.
G. Storage. No materials that are buoyant, flammable, explosive or in time of flooding could be injurious to human, animal or plant life shall be stored below the
.
H. Electrical components.
(1) Electrical distribution panels shall be at least three feet above the
.
(2) Separate electrical circuits shall serve lower levels and shall be dropped from above.
(3) All electric water heaters, electric furnaces, electric air-conditioning and ventilating systems and other electrical equipment or apparatus shall be permitted only at elevations at least three feet above the
.
I. Floors, walls and ceilings.
(1) Wood flooring used at or below the
shall be installed to accommodate a lateral expansion of the flooring, perpendicular to the flooring grain without causing structural damage to the
.
(2) Plywood used at or below the
shall be of a “marine” or “water-resistant” variety.
(3) Walls and ceilings at or below the
shall be designed and constructed of materials that are “water-resistant” and will withstand inundation.
(4) Windows, doors, and other components at or below the
shall be made of metal or other “water-resistant” material.
J. Paints and adhesives.
(1) Paints and other finishes used at or below the
shall be of “marine” or “water-resistant” quality.
(2) Adhesives used at or below the
shall have a bonding strength that is unaffected by inundation (i.e. marine or water-resistant quality).
(3) All wooden components (doors, trim, cabinets, etc.) shall be sealed with a marine or water-resistant quality or similar product.
K.
Coordination. The standards and specifications contained in the
as adopted in Pennsylvania shall apply to
in the Floodplain Conservation District, to the extent that they are more restrictive and/or supplement the requirements of this Article.