Source: https://ecode360.com/27973270
Timestamp: 2018-11-17 18:10:42
Document Index: 292417137

Matched Legal Cases: ['§ 415', '§ 415', '§ 415', '§ 415', '§ 415', '§1', '§1', '§ 4014', '§1']

City of Town And Country, MO In General
Ch 415 Art I In General
§ 415.030 Compliance With Chapter Required.
§ 415.040 Effect of Conflict With Other Ordinances.
§ 415.050 Interpretation.
§ 415.060 Director — Designation.
§ 415.070 Variances From Flood Control and Stormwater and Erosion Control Regulations.
Chapter 415: Flood, Stormwater and Erosion Control Regulations Article I In General
Section 415.030 Compliance With Chapter Required.
Section 415.040 Effect of Conflict With Other Ordinances.
Section 415.050 Interpretation.
Section 415.060 Director — Designation.
Section 415.070 Variances From Flood Control and Stormwater and Erosion Control Regulations.
[Ord. No. 3510 §1, 5-10-2010; Ord. No. 3855 §1, 10-27-2014]
It is the purpose of this Chapter to promote the public health, safety and general welfare and to minimize public and private losses due to flood, stormwater and erosion conditions in the City.
Unless specifically defined below, all definitions contained in the zoning regulations and other provisions of the Municipal Code shall govern. Words or phrases used in this Chapter which are not defined shall be interpreted so as to give them the meaning they have in common usage and to give this Chapter its most reasonable application.
Those rates established by the Administrator of the National Flood Insurance Program pursuant to individual community studies and investigations which are undertaken to provide flood insurance in accordance with 42 U.S.C. § 4014 and the accepted actuarial principles. "Risk premium rates" include provisions for operating costs and allowances.
AGRICULTRUAL COMMODITIES
A request for a review of an interpretation by the Director of Public Works or his/her designee of any provision of this Chapter or a request for a variance.
AREA OF SPECIAL FLOOD HAZARDS
The official of the community who is charged with the authority to implement and administer laws, ordinances, and regulations for that community.
Means any state or area or political subdivision thereof, which has authority to adopt and enforce floodplain management regulations for the areas within its jurisdiction.
The division of a site into two (2) or more lots; the construction, reconstruction, conversion, structural alteration, relocation, or enlargement of any buildings; or any use or change in use of any buildings or land; any extension of any use of land; or any man-made change to improved or unimproved real estate, including, but not limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations.
The Director of Public Works of the City or his/her designated representative.
The removal of surface water or groundwater from land by drains, grading, or other means. Drainage includes the control of runoff to minimize erosion and sedimentation during and after development and includes the means necessary for water-supply preservation or prevention or alleviation of flooding.
A terrain feature, natural or man-made, between the tops of banks that define the normal high-water level serving to collect and drain rainwater by open flow, and serving a drainage basin of at least four (4) acres.
Means for insurance purposes, a non-basement building which has its lowest elevated floor raised above ground level by foundation wall, shear walls, posts, piers, pilings or columns.
For the purposes of determining rates, structures for which the start of construction commenced before the effective date of the FIRM or before January 1, 1975, for FIRMs effective before that date. Existing construction may also be referred to as "existing structures."
A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including the installation of utilities, the construction of streets and either final site grading or the pouring of concrete pads) is completed before the effective date of the floodplain management regulations adopted by a community.
The preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes are to be affixed, including the installation of utilities, the construction of streets and either final site grading or the pouring of concrete pads.
An official map of the community, issued by the Administrator, where the boundaries of the flood areas having special flood hazards have been designated as (unnumbered or numbered) A zones.
An official map of the community, on which the Administrator has delineated both the special flood hazard area and the risk premium zones applicable to the community.
Any land susceptible to being inundated by water from any source.
The operation of an overall program of corrective and preventative measures for reducing flood damage, including but not limited to emergency preparedness plans, flood control work and floodplain management regulations.
Any combination of structural and non-structural additions, changes, or adjustments to structures that reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, or structures and their contents.
A factor of safety usually expressed in feet above a flood level for purposes of floodplain management. Freeboard tends to compensate for the many unknown factors that could contribute to flood heights greater than the height calculated for a selected size flood and floodway conditions, such as wave action, clogged bridge openings, and the hydrological effect of urbanization of the watershed.
The lowest floor of the lowest enclosed area, including basement. An unfinished or flood-resistant enclosure, usable solely for parking of vehicles, building access or storage, in an area other than a basement area, is not considered a building's lowest floor, provided that such enclosure is not built so as to render the structure in violation of the applicable non-elevation design requirements of this Chapter.
A structure, transportable in one (1) or more Sections, that is built on a permanent chassis and is designed for use with or without a permanent foundation when attached to the required utilities. The term "manufactured home" does not include a recreational vehicle.
Flood Hazard Boundary Map (FHBM), Flood Insurance Rate Map (FIRM), or the Flood Boundary and Floodway Map (FBFM) for a community issued by the Federal Emergency Management Agency (FEMA).
For the purposes of determining insurance rates, structures for which the start of construction commenced on or after the effective date of an initial FIRM or after December 31, 1974, whichever is later, and includes any subsequent improvements to such structures. For floodplain management purposes, "new construction" means structures for which the start of construction commenced on or after the effective date of the floodplain management regulations adopted by a community and includes any subsequent improvements to such structures.
A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including the installation of utilities, the construction of streets and either final site grading or the pouring of concrete pads) is completed on or after the effective date of this floodplain management regulations adopted by a community. (NFIP): the National Flood Insurance Program (NFIP).
Includes substantial improvement, and means the date the building permit was issued, provided the actual start of construction, repair, reconstruction, placement, or other improvement was 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 slab or footings, the installation of piles, the construction of columns, or 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; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure.
That agency of the state government, or other office designated by the Governor of the state or by state statute at the request of the Administrator to assist in the implementation of the National Flood Insurance Program (NFIP) in that state.
Anything constructed or erected, the use of which requires location on the ground, or attachment to something having location on the ground, excepting, however, utility poles and appurtenances thereto, underground distribution or collection of pipes or cables, and underground or ground level appurtenances thereto.
For the purposes of this definition, "repair" is considered to occur when the first repair or reconstruction of any wall, ceiling, floor, or other structural part of the building commences. The term does not apply to:
Any project for improvement of a building required to comply with existing health, sanitary, or safety code specifications which have been identified by the Code Enforcement Official and which are solely necessary to assure safe living conditions; or
Any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the structure before the start of construction of the improvement. This term includes structures which have incurred substantial damage, regardless of the actual repair work performed. The term does not, however, include either:
A grant of relief to a person from the requirements of this Chapter which permits construction in a manner otherwise prohibited by this Chapter.
[Ord. No. 3510 §1, 5-10-2010]
No structure or land shall hereafter be located, extended, converted or structurally altered without full compliance with the terms of this Chapter and other applicable regulations.
This Chapter is not intended to repeal, abrogate or impair any existing easements, covenants or deed restrictions. However, where this Chapter and another conflict or overlap, whichever imposes the more stringent restrictions shall prevail.
The Director or his/her designee is hereby appointed to administer and implement the provisions of this Chapter.
The Board of Adjustment shall hear and decide appeals and requests for variances from the requirements of this Chapter after review and recommendations from the Planning Commission.
The Board of Adjustment shall hear and decide appeals, after review and recommendations from the Planning Commission, when it is alleged there is an error in any requirement, decision or determination made by the Director or his/her designee in the enforcement or administration of this Chapter.
The Board of Adjustment shall also hear and decide appeals in which the applicant seeks a variance from the applications of the provisions of this Chapter.
Any person aggrieved by any order, requirement, decision or determination of the Director or any officer, department, board or bureau of the City relating to this Chapter may appeal to the Board of Adjustment within sixty (60) days of the application of such order, requirement, decision or determination. An application to appeal must be filed with the City Clerk specifying the grounds for appeal within sixty (60) days of the order, requirement, decision or determination appealed from.
The City Clerk shall submit such application to the Planning Commission at its next regularly scheduled meeting. The Planning Commission shall review the application and make its recommendations to the Board of Adjustment within a reasonable time, not to exceed sixty (60) days from the date of referral to the Planning Commission.
The Board of Adjustment shall hear and decide appeals within a reasonable time period, not to exceed sixty (60) days from the date it receives the recommendations of the Planning Commission.
The Board of Adjustment shall give at least fifteen (15) days' public notice of its hearing on each appeal in a newspaper of general circulation in the City. The Board of Adjustment shall also give due notice to interested parties, including the appellant and persons owning property located within three hundred (300) feet of the property which is the subject of the appeal. Any interested party may appear at the hearing of the Board of Adjustment on an appeal in person or by attorney.
After public hearing on any appeal from any order, requirement, decision or determination of the Director or other administrative official or on a request for a variance, the Board of Adjustment may reverse, affirm or modify, in whole or in part, the order, requirement, decision or determination of the Director or other administrative official. The concurring vote of four (4) members of the Board of Adjustment shall be necessary to reverse or modify any order, requirement, decision or determination of the Director or other administrative official or to grant a variance in accordance with this Chapter.
In passing upon such applications, the Board of Adjustment shall consider all technical evaluations, relevant factors, standards specified in other Sections of this Chapter and the following:
The danger of life and property due to flooding, stormwater or erosion damage;
The susceptibility of the proposed facility and its contents to flood, stormwater or erosion damage and the effect of such damage on the individual owner;
The availability of alternative locations for the proposed use, not subject to flooding, stormwater or erosion damage; or alternative designs of the building;
The relationship of the proposed use to the Zoning Code of the City and the floodplain management program for that area;
The general expected or relative 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 systems and streets and bridges.
Generally, variances from the flood control regulations set forth in Article II herein may be issued for new construction and substantial improvements to be erected on a lot of one-half (½) acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing Subsections (E)(1) through (10) of this Section have been fully considered. As the parcel size increases beyond one-half (½) acre, the technical justification required for issuing any variance increases and the Board of Adjustment may require submission of additional data and preparation of alternative plans.
Variances from the flood control regulations set forth in Article II herein shall not be issued within any designated floodway which would increase flood levels during the base flood more than one (1) foot at any point.
The following prerequisites for the issuance of a variance shall be in effect:
Variances shall only be issued upon a determination that the variance is the minimum necessary to afford relief.
A showing of good and sufficient cause that specific enforcement would result in unnecessary hardship.
The Director or his/her designee shall maintain the records of all appeal actions and report any variances to the Federal Insurance Administration upon request.