Village Shires Environmental Rules: Grading & Drainage Rules (2026)

Grading and drainage regulation in Bucks County operates through municipal building and subdivision/land development ordinances under state frameworks including the PA Uniform Construction Code (34 Pa. Code Chapter 403) and Chapter 102 erosion control (25 Pa. Code §102). Typical municipal grading permit thresholds in Bucks: 50-100 cubic yards of excavation or fill triggers a grading permit (some townships use 500 cubic yards); cuts or fills exceeding 3-5 feet in depth; grading affecting drainage patterns across property lines. Site grading must be designed to: direct drainage away from the building foundation (minimum 5% slope for 10 feet per IRC §401.3); avoid concentrating runoff onto neighboring properties beyond natural flow patterns; comply with post-construction stormwater management requirements under Act 167 watershed plans. Pennsylvania follows the 'reasonable use' rule for surface water (modified common enemy doctrine) — upstream property owners may not unreasonably alter surface water flow to the detriment of downstream neighbors. Intentional redirection causing damage is actionable as common-law nuisance (Lucas v. Ford, 1942) and trespass. Retaining walls exceeding 4 feet in height (measured from bottom of footing to top of wall) require engineered design under PA UCC / 2018 IBC §1807, with separate permits and stamped plans. Walls under 4 feet typically exempt but still must meet setback requirements. Compaction testing required for structural fill under buildings and driveways. Imported fill must meet clean-fill standards per PA DEP Management of Fill Policy (Document 258-2182-773, revised 2019) — contaminated fill use is prohibited. Final grading certification required before certificate of occupancy. Property owners responsible for maintaining drainage facilities on their land including swales, inlets, and detention basins. Erosion control compliance under Chapter 102 applies to all grading projects.