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Commercial
C1 Commercial 
C2 Commercial 
TD Transit 
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LI Limited Industrial 
O Office 
PIP Planned Industrial Park 
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TCD Town Center 
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PA Planned Apartment 
R 1/2 Residential 
R1 Residential 
R2 Residential 
R3 Residential 
R4 Residential 
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RC Rural Conservation 
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Flood Hazard District - A Area/District
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A Area/District.
(a) 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.
(b) 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.
For complete information, see Article V: Flood Hazard Districts. 
Flood Hazard District - AE Area/District
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The AE Area/District 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.
(a) The AE Area 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.
(b) The AE Area 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.
(c) 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.
[1] No encroachments, including fill, new construction, substantial improvements, or other development shall be permitted in an AE Zone without floodway.
[2] 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.
For complete information, see Article V: Flood Hazard Districts. 
Flood Hazard District - AO and AH Area/District
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The AO and AH Area/District shall be those areas identified as Zones AO and AH on the FIRM and in the FIS. These areas are subject to inundation by one-percent-annual-chance shallow flooding where average depths are between one and three feet. In Zones AO and AH, drainage paths shall be established to guide floodwaters around and away from structures on slopes.
For complete information, see Article V: Flood Hazard Districts. 
Flood Hazard District - Floodway Area
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The Floodway Area shall be those areas identified in the FIS and the FIRM as floodway and which represent the channel of a watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without increasing the water surface elevation by more than one foot 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 flood hazard areas where no floodway has been identified in the FIS and FIRM.
(a) 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.
(b) Within any floodway area, no new construction or development shall be allowed unless the appropriate permit is obtained from the Department of Environmental Protection's regional office.
(c) 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.
For complete information, see Article V: Flood Hazard Districts. 
IO Institutional Overlay Districts
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The Institutional Overlay District, which shall overlay and supplement underlying districts, except that the Institutional Overlay District shall not overlay or supplement the RC Rural-Conservation District, LI Limited Industrial District and PIP Planned Industrial Park District, is established to promote and protect the health, safety and general welfare of the citizens of Tredyffrin Township. These general goals and objectives include, among others, the following specific purposes:
A. To promote suitable areas within the Township for appropriate institutional uses which are compatible with and complementary to the surrounding community.
B. To provide for the special needs of older citizens close to family and friends.
C. To encourage the development of institutions with consideration for the welfare of the surrounding residential neighborhoods and adjacent nonresidential uses.
D. To encourage institutional development to take place in those areas of the Township convenient to public transportation and pedestrian accessways.

Overlay District concept.The following provisions shall apply to the Institutional Overlay District:
A. The provisions of the Institutional Overlay District shall serve as a supplement to the underlying district provisions.
B. In the case of conflict between the provisions or requirements of the Institutional Overlay District and those of any underlying district, the more restrictive provisions shall apply.
C. A change in the underlying zoning shall not affect the classification of any land zoned as the Institutional Overlay District.
D. Whenever the Institutional Overlay District is declared inapplicable to any land by administrative or judicial action or whenever the land is otherwise deleted from the Institutional Overlay District, the underlying zoning classification for the subject and shall apply.
For complete information, see Article XIII: Institutional Overlay Districts. 
Trout Creek Stormwater Overlay District
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The Trout Creek Stormwater Overlay District (TCS) is intended to provide for public stormwater improvements, in addition to the stormwater requirements of Chapter 174, the Stormwater Management Ordinance, in the Trout Creek watershed in a manner consistent with the 2010 Trout Creek Watershed Study and Stormwater Best Management Practice Analysis, as amended, and consistent with the 2009 Tredyffrin Township Comprehensive Plan, as amended. Such improvements may be stormwater management facilities, stream restoration or watershed improvements, or other related improvements deemed to be of public benefit to the community by the Board of Supervisors. The TCS is also intended to ensure that public stormwater improvements provide a clear defined reduction in the frequency and extent of downstream flooding and accelerated erosion, immediately downstream from a development site, and demonstrate improvement to impaired water bodies in the Township as defined by the Commonwealth of Pennsylvania in its current integrated list. Flexibility in granting waivers from Chapter 181, Subdivision and Land Development, to reduce impervious coverage and improve stormwater management will be encouraged.
For complete information, see Article XXX: Trout Creek Stormwater Overlay District. 
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