Source: https://www.ecode360.com/29545772
Timestamp: 2019-04-21 08:10:48
Document Index: 129717052

Matched Legal Cases: ['§ 415', '§ 415', '§ 415', '§ 415', '§ 415', '§ 415', '§ 415', '§ 415']

City of Hollister, MO Floodplain Management Variance Procedures
§ 415.200 Establishment of Appeal Board.
§ 415.210 Responsibility of Appeal Board.
§ 415.220 Further Appeals.
§ 415.230 Floodplain Management Variance Criteria.
§ 415.240 Conditions for Approving Floodplain Management Variances.
§ 415.250 Conditions for Approving Variances for Agricultural Structures.
§ 415.260 Conditions for Approving Variances for Accessory Structures.
§ 415.270 Conditions for Approving Variances for Temporary Structures.
Article VI Floodplain Management Variance Procedures
Chapter 415 Floodplain Management Article VI Floodplain Management Variance Procedures
Section 415.200 Establishment of Appeal Board.
Section 415.210 Responsibility of Appeal Board.
Section 415.220 Further Appeals.
Section 415.230 Floodplain Management Variance Criteria.
Section 415.240 Conditions for Approving Floodplain Management Variances.
Section 415.250 Conditions for Approving Variances for Agricultural Structures.
Section 415.260 Conditions for Approving Variances for Accessory Structures.
Section 415.270 Conditions for Approving Variances for Temporary Structures.
The Board of Adjustment as established by the City of Hollister 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 City Building Official (Floodplain Administrator), the applicant may apply for such floodplain development permit or variance directly to the Board of Adjustment, as defined in Article VI, Section 415.200.
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 City Building Official (Floodplain Administrator) in the enforcement or administration of this Chapter.
Any person aggrieved by the decision of the Board of Adjustment or any taxpayer may appeal such decision to the Circuit Court as provided in Hollister City Code Section 400.250.
Variances may be issued for the reconstruction, rehabilitation or restoration of structures listed on the National Register of Historic Places, the State Inventory of Historic Places, or Local Inventory of Historic Places upon determination provided proposed activity will not preclude the structure's continued historic designation.
Any variance granted for an agricultural 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 Article VI, Sections 415.230 and 415.240 of this Chapter. In order to minimize flood damages during the 100-year flood and the threat to public health and safety, the following conditions shall be included for any variance issued for agricultural structures that are constructed at-grade and wet-floodproofed.
For any new or substantially damaged agricultural 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 Article V, Section 415.150(D)(2) of this Chapter.
The agricultural structures must be adequately anchored to prevent flotation, collapse or lateral movement of the structures in accordance with Article V, Section 415.150(D)(1) 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 Article V, Section 415.150(D)(4) of this Chapter.
The agricultural structures must meet all National Flood Insurance Program (NFIP) opening requirements. The NFIP requires that enclosure or foundation walls, subject to the 100-year flood, contain openings that will permit the automatic entry and exit of floodwaters in accordance with Article V, Section 415.160(3) of this Chapter.
The agricultural structures must comply with the floodplain management floodway encroachment provisions of Article V, Section 415.180(2) of this Chapter. No variances may be issued for agricultural structures within any designated floodway, if any increase in flood levels would result during the 100-year flood.
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 Article VI, Sections 415.230 and 415.240 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 Article V, Section 415.150(D)(2) of this Chapter.
The accessory structures must be adequately anchored to prevent flotation, collapse or lateral movement of the structure in accordance with Article V, Section 415.150(D)(1) 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.
The accessory structures must meet all National Flood Insurance Program (NFIP) opening requirements. The NFIP requires that enclosure or foundation walls, subject to the 100-year flood, contain openings that will permit the automatic entry and exit of floodwaters in accordance with Article V, Section 415.160(3) of this Chapter.
The accessory structures must comply with the floodplain management floodway encroachment provisions of Article V, Section 415.180(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 100-year flood.
Any variance granted for a temporary 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 Article VI, Sections 415.230 and 415.240 of this Chapter.
A temporary structure may be considered for location within the 100-year floodplain only when all of the following criteria are met:
Use of the temporary structure is unique to the land to be developed and cannot be located outside of the floodplain nor meet the NFIP design standards;
Denial of the temporary structure permit will create an undue hardship on the property owner;
The community has adopted up-to-date NFIP and building regulations to direct placement and removal of the temporary structure; and
The community has sufficient staff to monitor the placement, use and removal of the temporary structure throughout the duration of the permit.
Once all of the above conditions are met, an application for a special use permit must be made to the Hollister Board of Aldermen. The Board of Aldermen shall consider all applications for special use permits for a temporary structure based on the following criteria:
The placement of any temporary structure within the special flood hazard areas as shown on the community's adopted Federal Emergency Management Agency/National Flood Insurance Program map shall require an approved special use permit. The special use permit shall be valid for a period not to exceed one hundred eighty (180) days.
Special use permit applications, for a temporary structure to be located in special flood hazard areas, shall conform to the standard public hearing process prior to any community action on the permit request.
An emergency plan for the removal of the temporary structure that includes specific removal criteria and time frames from the agency or firm responsible for providing the manpower, equipment, and the relocation and disconnection of all utilities shall be required as part of the special use permit application for the placement of any temporary structure.
On or before the expiration of the end of the one hundred eighty (180) day special use permit period, the temporary structure shall be removed from the site. All utilities, including water, sewer, communication, and electrical services, shall be disconnected.
To ensure the continuous mobility of the temporary structure for the duration of the permit, the temporary structure shall retain its wheels and tires, licenses, and towing appurtenance on the structures at all times.
Under emergency flooding conditions, the temporary structure shall be removed immediately or as directed by the community and as specified in the emergency removal plan.
Location of any temporary structure within the regulatory floodway requires the provision of a "no-rise" certificate by a registered professional engineer.
Violation of or non-compliance with any of the stated conditions of the special use permit during the term thereof shall make the permit subject to revocation by resolution of the Governing Body of the community. Issuance of permit revocation notice shall be made to the landowner, the occupant of the land, and to the general public.
Any deviation from the approved site plan shall be deemed a violation of the special use permit approval and the uses allowed shall automatically be revoked. The subsequent use of the land shall be as it was prior to the special permit approval. In event of any violation, all permitted special uses shall be deemed a violation of this Chapter and shall be illegal, non-conforming uses and shall be summarily removed and abated.
If the temporary structure is to be returned to its previously occupied site, the process for issuing a special use permit must be repeated in full. Any subsequent permit shall be valid for one hundred eighty (180) days only.