Source: https://ecode360.com/28203911
Timestamp: 2020-08-05 17:52:07
Document Index: 231153334

Matched Legal Cases: ['§1', '§1', '§12', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1']

City of Frontenac, MO Flood Damage Prevention
Chapter 415 Flood Damage Prevention
Editor’s Note: Ord. No. 2014-1748 §§1 –– 2, adopted 12-16-2014, repealed former Ch. 415, Flood Damage Prevention, adopted 1-20-2004 by Ord. No. 2004-1371 §1, and derived from CC 1991 §§12.5-1 –– 12.5-9; Ord. No. 635 §§1 –– 3, 5, 7 –– 8, 1-13-1981; Ord. No. 741 §1, 3-9-1987; Ord. No. 95-1041 §1, 6-20-1995; Ord. No. 99-1149 §1, 10-7-1999; Ord. No. 2001-1200 §1, 7-17-2001.
[Ord. No. 2014-1748 §§1 — 2, 12-16-2014]
Statutory Authorization. The Legislature of the State of Missouri has in Section 79.110 RSMo., delegated the responsibility to local governmental units to adopt floodplain management regulations designed to protect the health, safety, and general welfare. Therefore, the Board of Aldermen of the City of Frontenac, Missouri, ordains as follows:
Flood Losses Resulting from Periodic Inundation. The special flood hazard areas of the City of Frontenac, Missouri are subject to inundation which results in loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base; all of which adversely affect the public health, safety and general welfare.
Selection of a base flood that is based upon engineering calculations which permit a consideration of such flood factors as its expected frequency of occurrence, the area inundated, and the depth of inundation. The base flood selected for this Chapter is representative of large floods which are characteristic of what can be expected to occur on the particular streams subject to this Chapter. It is in the general order of a flood which could be expected to have a one percent (1%) chance of occurrence in any one (1) year as delineated on the Federal Insurance Administrator's FIS, and illustrative materials for St. Louis County dated February 4, 2015, as amended, and any future revisions thereto.
Lands to Which Chapter Applies. This Chapter shall apply to all lands within the jurisdiction of the City of Frontenac, Missouri, identified as numbered and unnumbered A zones and AE zones, on the Flood Insurance Rate Maps (FIRMs) for St. Louis County on map panels 29189C0193K, 29189C0194K, 29189C0306K and 29189C0307K dated February 4, 2015, as amended, and any future revisions thereto. In all areas covered by this Chapter, no development shall be permitted except through the issuance of a floodplain development permit, granted by the Board of Aldermen or its duly designated representative under such safeguards and restrictions as the Board of Aldermen or the designated representative may reasonably impose for the promotion and maintenance of the general welfare, health of the inhabitants of the community, and as specifically noted in Section 415.040.
Floodplain Administrator. The Building Commissioner and Zoning Administrator is hereby designated as the Floodplain Administrator under this Chapter.
Warning and Disclaimer of Liability. The degree of flood protection required by this Chapter is considered reasonable for regulatory purposes and is based on engineering and scientific methods of study. Larger floods may occur on rare occasions or the flood heights may be increased by man-made or natural causes, such as ice jams and bridge openings restricted by debris. This Chapter does not imply that areas outside the floodway and flood fringe or land uses permitted within such areas will be free from flooding or flood damage. This Chapter shall not create a liability on the part of the City of Frontenac, any officer or employee thereof, for any flood damages that may result from reliance on this Chapter or any administrative decision lawfully made thereunder.
Floodplain Development Permit Required. A floodplain development permit shall be required for all proposed construction or other development, including the placement of manufactured homes, in the areas described in Section 415.020(A). No person, firm, corporation, or unit of government shall initiate any development or substantial-improvement or cause the same to be done without first obtaining a separate floodplain development permit for each structure or other development.
Duties and Responsibilities of Floodplain Administrator. Duties of the Building Commissioner and Zoning Administrator shall include, but not be limited to:
Review all subdivision proposals and other proposed new development, or subdivisions, to determine whether such proposals will be reasonably safe from flooding;
Assure that the flood carrying capacity is not diminished and shall be maintained within the altered or relocated portion of any watercourse.
When floodproofing techniques are utilized for a particular non-residential structure, the Building Commissioner and Zoning Administrator shall require certification from a registered professional engineer or architect.
Give such other information as reasonably may be required by the Building Commissioner and Zoning Administrator;
No permit for floodplain development shall be granted for new construction, substantial-improvements, and other improvements, including the placement of manufactured homes, within any numbered or unnumbered A Zones and AE Zones, unless the conditions of this Section are satisfied.
Until a floodway is designated, no new construction, substantial improvements, or other development, including fill, shall be permitted within any numbered A zone or AE zone on the FIRM, unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the water surface elevation of elevation of the base flood more than one foot at any point within the community.
[Ord. No. 2015-1750 §1, 1-20-2015]
All new construction, subdivision proposals, substantial- improvements, prefabricated structures, placement of manufactured homes, and other developments shall require:
Subdivision proposals and other proposed new development, manufactured home parks and subdivisions, located within special flood hazard areas are required to assure that:
Accessory Structures. Structures used solely for parking and limited storage purposes, not attached to any other structure on the site, of limited investment value, and not larger than four hundred (400) square feet, may be constructed at-grade and wet-floodproofed provided there is no human habitation or occupancy of the structure; the structure is of single-wall design; a variance has been granted from the standard floodplain management requirements of this Chapter; and a floodplain development permit has been issued.
Non-Conforming Use. A structure, or the use of a structure or premises that was lawful before the passage or amendment of this Chapter, but which is not in conformity with the provisions of this Chapter, may be continued subject to the following conditions:
All new or substantially improved critical non-residential facilities including, but not limited, to governmental buildings, police stations, fire stations, hospitals, orphanages, penal institutions, communication centers, water and sewer pumping stations, water and sewer treatment facilities, transportation maintenance facilities, places of public assembly, emergency aviation facilities, and schools shall be elevated above the five-hundred-year flood level or together with attendant utility and sanitary facilities, be floodproofed so that below the five-hundred-year flood level the structure is water tight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and the effects of buoyancy. A registered professional engineer or architect shall certify that the standards of this Subsection are satisfied. Such certification shall be provided to the Floodplain Administrator as set forth in the National Flood Insurance Program (NFIP) regulations.
In all areas identified as numbered and unnumbered A Zones and AE Zones, where base flood elevation data have been provided, as set forth in Section 415.040(A)(2) of this Chapter, the following provisions are required:
Residential Construction. New construction or substantial-improvement of any residential structures, including manufactured homes, shall have the lowest floor, including basement, elevated to two (2) feet above base flood elevation.
Non-Residential Construction. New construction or substantial-improvement of any commercial, industrial, or other non-residential structures, including manufactured homes, shall have the lowest floor, including basement, elevated to two (2) feet above the base flood elevation or, together with attendant utility and sanitary facilities, be floodproofed so that below the base flood elevation the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. A registered professional engineer or architect shall certify that the standards of this subsection are satisfied. Such certification shall be provided to the Floodplain Administrator as set forth in Section 415.030(B)(9).
Require, for all new construction and substantial-improvements that fully enclosed areas below lowest floor used solely for parking of vehicles, building access, or storage in an area other than a basement and that are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. 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 minimum of two (2) openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided; and
Require manufactured homes that are placed or substantially improved within unnumbered or numbered A Zones and AE Zones, on the community's FIRM on sites:
In an expansion to and existing manufactured home park or subdivision; or
In an existing manufactured home park or subdivision on which a manufactured home has incurred substantial-damage as the result of a flood,
be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated to two (2) feet above the base flood elevation and be securely attached to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.
Require that manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within all unnumbered and numbered A Zones and AE Zones, on the community's FIRM, that are not subject to the provisions of Section 415.040(C)(2) of this Chapter, be elevated so that either:
Floodway. Located within areas of special flood hazard established in Section 415.020(A) are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of flood waters that carry debris and potential projectiles, the following provisions shall apply:
If Section 415.040(D)(2) is satisfied, all new construction and substantial-improvements shall comply with all applicable flood hazard reduction provisions of Section 415.040.
Establishment of Appeal Board. The Board of Adjustment as established by the City of Frontenac shall hear and decide appeals and requests for variances from the floodplain management requirements of this Chapter.
Where an application for a floodplain development permit or request for a variance from the floodplain management regulations is denied by the Building Commissioner and Zoning Administrator, the applicant may apply for such floodplain development permit or variance directly to the Board of Adjustment, as defined in Section 415.050(A).
The Board of Adjustment shall hear and decide appeals when it is alleged that there is an error in any requirement, decision, or determination made by the Building Commissioner and Zoning Administrator in the enforcement or administration of this Chapter.
Further Appeals. Any person aggrieved by the decision of the Board of Adjustment or any taxpayer may appeal such decision to the St. Louis County Circuit Court as provided in Section 89.110, RSMo.
The expected heights, velocity, duration, rate of rise and sediment transport of the flood waters, if applicable, expected at the site; and,
The costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water system, street, and bridges.
Generally, variances may be issued for new construction and substantial-improvements to be erected on a lot of one-half (1/2) acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing items 2 through 6 below have been fully considered. As the lot size increases beyond the one-half (1/2) acre, the technical justification required for issuing the variance increases.
Conditions for Approving Variances for Accessory Structures. Any variance granted for an accessory structure shall be decided individually based on a case by case analysis of the building's unique circumstances. Variances granted shall meet the following conditions as well as those criteria and conditions set forth in Section 415.050(D) and (E) of this Chapter.
For any new or substantially damaged accessory structures, the exterior and interior building components and elements (i.e., foundation, wall framing, exterior and interior finishes, flooring, etc.) below the base flood elevation, must be built with flood-resistant materials in accordance with Section 415.040(A)(4)(b) of this Chapter.
The accessory structures must be adequately anchored to prevent flotation, collapse, or lateral movement of the structure in accordance with Section 415.040(A)(4)(a) of this Chapter. All of the building's structural components must be capable of resisting specific flood-related forces including hydrostatic, buoyancy, and hydrodynamic and debris impact forces.
Any mechanical, electrical, or other utility equipment must be located above the base flood elevation or floodproofed so that they are contained within a watertight, floodproofed enclosure that is capable of resisting damage during flood conditions in accordance with Section 415.040(A)(4)(d) of this Chapter.
The accessory structures must meet all National Flood Insurance Program (NFIP) opening requirements. The NFIP requires that enclosure or foundation walls, subject to the one-hundred-year flood, contain openings that will permit the automatic entry and exit of floodwaters in accordance with Section 415.040(B)(1)(c) of this Chapter.
The accessory structures must comply with the floodplain management floodway encroachment provisions of Section 415.040(D)(2) of this Chapter. No variances may be issued for accessory structures within any designated floodway, if any increase in flood levels would result during the one-hundred-year flood.
Violation of the provisions of this Chapter or failure to comply with any of its requirements (including violations of conditions and safeguards established in connection with granting of variances) shall constitute a misdemeanor. Any person who violates this Chapter or fails to comply with any of its requirements shall, upon conviction thereof, be fined not more than five hundred dollars ($500.00), and in addition, shall pay all costs and expenses involved in the case. Each day such violation continues shall be considered a separate offense. Nothing herein contained shall prevent the City of Frontenac or other appropriate authority from taking such other lawful action as is necessary to prevent or remedy any violation.
[Ord. No. 2014-1748 §1]
The regulations, restrictions, and boundaries set forth in this Chapter may from time to time be amended, supplemented, changed, or appealed to reflect any and all changes in the National Flood Disaster Protection Act of 1973, provided however, that no such action may be taken until after a public hearing in relation thereto, at which parties of interest and citizens shall have an opportunity to be heard. Notice of the time and place of such hearing shall be published in a newspaper of general circulation in the City of Frontenac least fifteen (15) days shall elapse between the date of this publication and the public hearing. A copy of such amendments will be provided to the Region VII office of the Federal Emergency Management Agency (FEMA). The regulations of this Chapter are in compliance with the National Flood Insurance Program (NFIP) regulations.
A structure that is on the same parcel of property as the principle structure to be insured and the use of which is incidental to the use of the principal structure.
Is the land in the floodplain within a community subject to a one percent (1%) or greater chance of flooding in any given year.
To bring the structure or other development into compliance with Federal, State, or local floodplain management regulations; or if this is not possible, to reduce the impacts of its non-compliance.
Flood-related damages sustained by a structure on two separate occasions during a ten-year period for which the cost of repairs at the time of each such flood event, equals or exceeds twenty-five percent (25%) of the market value of the structure before the damage occurred.
Those rates established by the Administrator pursuant to individual community studies and investigations which are undertaken to provide flood insurance in accordance with Section 1307 of the National Flood Disaster Protection Act of 1973, and the accepted actuarial principles. "Risk premium rates" include provisions for operating costs and allowances.
Includes substantial-improvements, and means the date the building permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition placement, or other improvements were within one hundred eighty (180) days of the permit date. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slabs or footings, the installation of piles, the construction of columns, any work beyond the stage of excavation, or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, grading and filling, the installation of streets and/or walkways, excavation for a basement, footings, piers, foundations, the erection of temporary forms, nor installation on the property of accessory structures, 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.
Any combination of reconstruction, alteration, or improvement to a building, taking place during a ten (10) year period, in which the cumulative percentage of improvement equals or exceeds fifty percent (50%) of the current market value of the building. For the purposes of this definition, an improvement occurs 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 building. This term includes structures, which have incurred "repetitive loss" or "substantial damage", regardless of the actual repair work done.
Any alteration of a "historic structure" provided that the alteration will not preclude the structure's continued designation as a "historic structure," or
The height, in relation to the National Geodetic Vertical Datum (NGVD) of 1929, (or other datum where specified) of floods of various magnitudes and frequent frequencies in the floodplain.