Source: https://www.ecode360.com/27782335
Timestamp: 2020-07-09 11:51:43
Document Index: 350775916

Matched Legal Cases: ['§ 420', '§ 420', '§ 420', '§ 420', '§ 420', '§ 420', '§ 420', '§1', '§1', '§1', '§1', '§1', '§1', '§1', '§1']

City of Republic, MO Flood Damage Prevention
§ 420.010 Statutory Authorization, Findings of Fact, Purpose and Objectives.
§ 420.030 General Provisions.
§ 420.040 Administration.
§ 420.050 Provisions For Flood Hazard Reduction.
§ 420.060 Floodplain Management Variance Procedures.
§ 420.070 Penalties For Violation.
§ 420.080 Amendments.
Chapter 420 Flood Damage Prevention
Section 420.010 Statutory Authorization, Findings of Fact, Purpose and Objectives.
Section 420.030 General Provisions.
Section 420.040 Administration.
Section 420.050 Provisions For Flood Hazard Reduction.
Section 420.060 Floodplain Management Variance Procedures.
Section 420.070 Penalties For Violation.
Section 420.080 Amendments.
[Ord. No. 00-36 §1, 11-27-2000; Ord. No. 10-51 §1, 11-22-2010]
Statutory Authorization. The legislature of the State of Missouri has in Section 89.020, RSMo., delegated the responsibility to local government units to adopt floodplain management regulations designed to protect the health, safety, and general welfare. Therefore, the City Council of the City of Republic, Missouri, ordains as follows.
Flood losses resulting from periodic inundation. The special flood hazard areas of Republic, 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.
General causes of the flood losses. These flood losses are caused by (1) the cumulative effect of development in any delineated floodplain causing increases in flood heights and velocities; and (2) the occupancy of flood hazard areas by uses vulnerable to floods, hazards to others, inadequately elevated, or otherwise unprotected from flood damages.
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 Greene County and for Christian County Missouri dated December 17, 2010, as amended, and any future revisions thereto.
Calculations of water surface profiles are based on a standard hydraulic engineering analysis of the capacity of the stream channel and over bank areas to convey the regulatory flood.
Statement Of Purpose. It is the purpose of this Chapter to promote the public health, safety, and general welfare; to minimize those losses described in Section 420.010(B)(1); to establish or maintain the community's eligibility for participation in the National Flood Insurance Program (NFIP) as defined in 44 Code of Federal Regulations (CFR) 59.22(a)(3); and to meet the requirements of 44 CFR 60.3(d) by applying the provisions of this Chapter to:
Any structure used exclusively in connection with the production, storage, drying, or raising of agricultural commodities.
Any area of the structure having its floor subgrade (below ground) on all sides.
Any State or area or political subdivision thereof, which has authority to adopt and enforce floodplain management regulations for the areas within its jurisdictions.
Any manmade change to improved or unimproved real estate, including, but not limited to, buildings or other structures, levees, levee systems, mining, dredging, filling, grading, paving, excavation, or drilling operations, or storage of equipment or materials.
For insurance purposes, means a non-basement building, which has its lowest elevated floor, raised above ground level by foundation walls, shear walls, posts, piers, pilings, or columns.
For the purposes of determining rates, means 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".
The overflow of inland and/or
A determination by the Floodplain Administrator of the water surface elevations of the base flood, that is, the flood level that has a one percent (1%) or greater chance of occurrence in any given year.
Any combination of 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 use that cannot perform its intended purpose unless it is located or carried out in close proximity to water. This term includes only docking facilities that are necessary for the loading and unloading of cargo or passengers, but does not include long-term storage or related manufacturing facilities.
Certified or pre-registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district;
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 an enclosure is not built so as to render the structure in violation of the applicable floodproofing design requirements of this Chapter.
For purposes of the National Flood Insurance Program (NFIP), means the National Geodetic Vertical Datum (NGVD) of 1929 or other datum to which base flood elevations shown on a community's Flood Insurance Rate Map (FIRM) are referred.
For the purpose of determining insurance rates, means 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 and subsequent improvements to such structures.
Includes any individual or group of individuals, corporation, partnership, association or any other entity, including Federal, State, and local governments and agencies.
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.
An area having special flood hazards and shown on an FHMB, FIRM, or FBFM as Zones (unnumbered or numbered) A and AE.
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 (1st) 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 (1st) alteration of any wall, ceiling, floor, or other structural part of the building, whether or not that alteration affects the external dimensions of the building.
That agency of the State Government, or other office designated by the Governor of the State or by the State Statute at the request of the Administrator to assist in the implementation of the National Flood Insurance Program (NFIP) in that State.
For floodplain management purposes, means a walled and roofed building, including a gas or liquid storage tank, that is principally above ground, as well as manufactured home. "Structure", for insurance purposes, means a walled or roofed building, other than a gas or liquid storage tank, that is principally above ground and affixed to a permanent site, as well as a manufactured home on a permanent foundation. For the latter purpose, the term includes a building while in the course of construction, alteration or repair, but does not include building materials or supplies intended for use in such construction, alteration or repair, unless such materials or supplies are within an enclosed building on the premises.
For the purpose of this definition, "repair" is considered to occur when the first (1st) repair or reconstruction of any wall, ceiling, floor, or other structural part of the building commences.
Any project for improvement of a building required to comply with existing health, sanitary, or safety code specifications which have been identified by the Community Development Director or his/her designee and which are solely necessary to assure safe living conditions; or
Any alteration of a "historic structure" provided that the alteration will not preclude the structure's continued designation as a "historic structure"; or
Any combination of reconstruction, alteration, or improvement to a building, taking place during the life of the building, 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 (1st) 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 project for improvement of a building required to comply with existing health, sanitary, or safety code specifications that have been identified by the appropriate code enforcement officials and which are the minimum necessary to assure safe living conditions, or
Where the repair, reconstruction, rehabilitation or improvement of the streets, utilities and pads equals or exceeds fifty percent (50%) of the value of the streets, utilities and pads before repair, reconstruction or improvement commenced.
The failure of a structure or other development to be fully compliant with the community's floodplain management regulations. A structure of other development without elevation certificate, other certifications, or other evidence of compliance required by this Chapter is presumed to be in violation until such time as that documentation is provided.
Lands To Which This Chapter Applies. This Chapter shall apply to all lands within the jurisdiction of the City of Republic identified as numbered and unnumbered A Zones and AE Zones on the Flood Insurance Rate Maps (FIRM) for Greene County, Missouri, on map panels 29077C0295E, 29077C0305E, 29077C0308E, 29077C0313E, 29077C0314E, 29077C0315E, 29077C0316E, 29077C0317E, 29077C0318E, 29077C0407E, 29077C0426E, 29077C0427E and 29077C0435E dated December 17, 2010 and on the Flood Insurance Rate Map for Christian County on map panel 29043C0050C dated December 17, 2010, 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 City of Republic or its duly designated representative under such safeguards and restrictions as the City Council 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 420.050.
Compliance. No development located within the special flood hazard area of this community shall be located, extended, converted, or structurally altered without full compliance with the terms of this Chapter and other applicable regulations.
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 Republic, any officer or employee thereof for any flood damages that may result from reliance on this Chapter or any administrative decision lawfully made thereunder.
[Ord. No. 00-36 §1, 11-27-2000; Ord. No. 05-23 §1, 3-28-2005; Ord. No. 10-51 §1, 11-22-2010]
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 420.030(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.
Designation Of Floodplain Administrator. The Community Development Director or his/her designee in association with the Community Development Department is hereby appointed to administer and implement the provisions of this Chapter.
Duties And Responsibilities Of Floodplain Administrator. Duties of the Community Development Director or his/her designee in association with the Community Development Department shall include, but not be limited to:
Review of all applications for development permits for proposed development to assure that all necessary permits have been obtained from Federal, State or local governmental agencies from which prior approval is required by Federal, State or local law;
Assure that maintenance is provided within the altered or relocated portion of any watercourse so that the flood-carrying capacity is not diminished;
Verify and maintain a record of actual elevation (in relation to mean sea level) that the new or substantially improved non-residential structures have been floodproofed; and
When floodproofing techniques are utilized for a particular non-residential structure, the Community Development Director or his/her designee shall require certification from a registered professional engineer or architect.
Application For Floodplain Development Permit. To obtain a floodplain development permit the applicant shall first file an application in writing on a form furnished for that purpose. Every floodplain development permit application shall:
Give such other information as reasonably may be required by the Community Development Director or his/her designee;
[Ord. No. 00-36 §1, 11-27-2000; Ord. No. 03-56 §1, 8-25-2003; Ord. No. 10-51 §1, 11-22-2010]
All areas identified as unnumbered A Zones on the FIRM are subject to inundation of the 100-year flood; however, the base flood elevation is not provided. Development within unnumbered A Zones is subject to all provisions of this Chapter. If Flood Insurance Study data is not available, the community shall obtain, review, and reasonably utilize any base flood elevation or floodway data currently available from Federal, State or other sources.
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 the base flood more than one (1) foot at any point within the community.
All electrical heating, ventilation, plumbing, air-conditioning equipment, and other service facilities be designed and/or located as to prevent water from entering or accumulating within the components during conditions of flooding;
Staking and/or construction fencing be installed at all points of the 100-year floodplain and floodway, indicating the limits of such, at least every fifty (50) feet or as otherwise designated by the City staff.
Non-conforming use. A structure, or the use of a structure or premises that was lawful before the passage or amendment of the ordinance, but which is not in conformity with the provisions of this Chapter, may be continued subject to the following conditions:
If such structure, use, or utility service is discontinued for six (6) consecutive months, any future use of the building shall conform to this Chapter.
Agricultural structures. Structures used solely for agricultural purposes in connection with the production, harvesting, storage, drying, or raising of agricultural commodities, including the raising of livestock, 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; there is no permanent retail, wholesale or manufacturing use included in the structure; a variance has been granted from the floodplain management requirements of this Chapter; and a floodplain development permit has been issued.
In all areas identified as numbered and unnumbered A Zones and AE Zones, where base flood elevation data have been prohibited, as set forth in Section 420.050(A)(2), 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 at least one (1) foot 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 at least one (1) foot 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 420.040(C)(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:
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 at least one (1) foot 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 420.050(C)(2) of this Chapter, be elevated so that either:
The lowest floor of the manufactured home is at least one (1) foot above the base flood level; or
Floodway. Located within areas of special flood hazard established in Section 420.030(A) are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwaters that carry debris and potential projectiles, the following provisions shall apply:
The community shall prohibit any encroachments, including fill, new construction, substantial improvements, and other development within the adopted regulatory floodway unless it has been demonstrated through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that the proposed encroachment would not result in any increase in flood levels within the community during the occurrence of the base flood discharge.
If Section 420.050(D)(2) is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of Section 420.050.
In unnumbered A Zones, the community shall obtain, review, and reasonably utilize any base flood elevation or floodway data currently available from Federal, State or other sources as set forth in Section 420.050(A)(2).
Be on the site for fewer than one hundred eighty (180) consecutive days, or
Meet the permitting, elevating, and the anchoring requirements for manufactured homes of this Chapter, or
Be fully licensed and ready for highway use.*
Establishment Of Appeal Board. The Board of Adjustment as established by the City of Republic 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 Community Development Director or his/her designee, the applicant may apply for such floodplain development permit or variance directly to the Board of Adjustment as defined in Section 420.060(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 Community Development Director or his/her designee 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 Circuit Court of Greene County as provided in Section 89.110, RSMo.
Floodplain Management Variance Of City Of Republic. In passing upon such applications for variances, the Board of Adjustment shall consider all technical data and evaluations, all relevant factors, standards specified in other Sections of this Chapter, and the following criteria:
The importance of the service provided by the proposed facility to the community;
Generally, variances 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 items (2) through (6) below have been fully considered. As the lot size increases beyond the one-half (½) acre, the technical justification required for issuing the variance increases.
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.
Such construction below the base flood level increase risks to life and property.
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 420.060(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 420.050(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 420.050(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 420.050(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 100-year flood, contain openings that will permit the automatic entry and exit of floodwaters in accordance with Section 420.050(B)(1)(c) of this Chapter.
The accessory structures must comply with the floodplain management floodway encroachment provisions of Section 420.050(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 100-year flood.
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 Section 420.060(D) and (E) of this Chapter.
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 Section 420.050(A)(4)(b) of this Chapter.
The agricultural structures must be adequately anchored to prevent flotation, collapse or lateral movement of the structures in accordance with Section 420.050(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.
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 Section 420.050(B)(1)(c) of this Chapter.
The agricultural structures must comply with the floodplain management floodway encroachment provisions of Section 420.050(D)(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.
A community shall notify the applicant in writing over the signature of a City Official that:
Violation of the provision 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 one thousand dollars ($1,000.00), and in addition, shall pay all costs and expenses involved in the case. Each day that such violation continues shall be considered a separate offense. Nothing herein contained shall prevent the City of Republic or other appropriate authority from taking such other lawful action as is necessary to prevent or remedy any violation.
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 time and place of such hearing shall be published in a newspaper of general circulation in the City of Republic. At least twenty (20) days shall elapse between 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.