Source: http://www.ecode360.com/27878767
Timestamp: 2017-07-22 00:38:34
Document Index: 296914376

Matched Legal Cases: ['§ 515', '§ 515', '§ 515', '§ 515', '§ 515', '§ 515', '§ 515', '§ 515', '§535', '§1', '§2', '§535', '§1', '§2', '§535', '§1', '§2', '§ 1', '§535', '§1', '§2', '§535', '§1', '§2', '§535', '§1', '§2', '§535', '§1', '§2', '§535', '§1', '§2', '§535', '§1', '§2']

City of Fenton, MO Floodway Floodplain Management
Excavations and Public Rights-Of-Way Management
§ 515.010
Statutory Authorization, Findings of Fact and Purposes.
§ 515.020
§ 515.030
§ 515.040
§ 515.050
§ 515.060
Floodplain Management Variance Procedures.
§ 515.070
§ 515.080
Chapter 515:
Chapter 515 : Floodway Floodplain Management
Section 515.010
Section 515.020
Section 515.030
Section 515.040
Section 515.050
Section 515.060
Section 515.070
Section 515.080
[R.O. 2006 §535.010; Ord. No. 1872 §1, 6-20-1995; Ord. No. 3478 §2, 12-18-2014[1]]
A. Statutory Authorization. The Legislature of the
State of Missouri has in Section 79.110, RSMo., delegated to the City
the power to enact and ordain any and all ordinances not repugnant
to the constitution and laws of this State that the City deems expedient
for the good government of the City, the preservation of peace and
good order, the benefit of trade and commerce and the health of the
inhabitants which would include adopting floodplain management regulations
designed to protect the health, safety, and general welfare. Therefore,
the Board of Aldermen of the City of Fenton, Missouri, ordains as
1. Flood Losses Resulting From Periodic Inundation. The special flood hazard areas of the City of Fenton, 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.
2. General Causes Of The Flood Losses. These flood
losses are caused by:
a. The cumulative effect of development in any delineated floodplain
causing increases in flood heights and velocities; and
b. The occupancy of flood hazard areas by uses vulnerable to floods,
hazardous to others, inadequately elevated, or otherwise unprotected
from flood damages.
3. Methods Used To Analyze Flood Hazards. The
Flood Insurance Study (FIS) that is the basis of this Chapter uses
a standard engineering method of analyzing flood hazards which consist
of a series of interrelated steps.
a. 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 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
b. Calculation of water surface profiles is based on a standard
hydraulic engineering analysis of the capacity of the stream channel
and overbank areas to convey the regulatory flood.
c. Computation of a floodway required to convey this flood without
increasing flood heights more than one (1) foot at any point.
d. Delineation of floodway encroachment lines within which no development
is permitted that would cause any increase in flood height.
e. Delineation of flood fringe, i.e., that area outside the floodway
encroachment lines, but still subject to inundation by the base flood.
C. 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 this Chapter; 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:
1. Restrict or prohibit uses that are dangerous to health, safety,
or property in times of flooding or cause undue increases in flood
heights or velocities;
2. Require uses vulnerable to floods, including public facilities
that serve such uses, be provided with flood protection at the time
of initial construction; and
3. Protect individuals from buying lands that are unsuited for
the intended development purposes due to the flood hazard.
Editor’s Note: Subsection 1 of Ord. No. 3478 also adopted
the Federal Insurance Administrator’s FIS and illustrative map
materials for St. Louis County dated 2-4-2015, as amended.
[R.O. 2006 §535.020; Ord. No. 1872 §1, 6-20-1995; Ord. No. 3478 §2, 12-18-2014]
this Chapter shall be interpreted so as to give them the same meaning
Any structure used exclusively in connection with the production,
harvesting, storage, drying, or raising of agricultural commodities.
A request for review of the Floodplain Administrator's
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.
to a one percent (1%) or greater chance of flooding in any given year.
Any area of the structure having its floor subgrade (below
The official of the community who is charged with the authority
to implement and administer laws, ordinances, and regulations for
Any State or area or political subdivision thereof, which
has authority to adopt and enforce floodplain management regulations
for the areas within its jurisdiction.
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, a non-basement building which has
its lowest elevated floor raised above ground level by foundation
walls, shear walls, posts, piers, pilings, or columns.
A community for which the Administrator has authorized the
sale of flood insurance under the National Flood Insurance Program
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".
inundation of normally dry land areas from (1) the overflow of inland
and/or (2) the unusual and rapid accumulation or runoff of surface
waters from any source.
An official map of a community on which the Administrator
has delineated both special flood hazard areas and the designated
regulatory floodway.
A determination by the 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.
The area outside the floodway encroachment lines, but still
subject to inundation by the regulatory flood.
An official map of a 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 a community, on which the Administrator
has delineated both the special flood hazard areas and the risk premium
zones applicable to the community.
An examination, evaluation and determination of flood hazards
and, if appropriate, corresponding water surface elevations.
any source (see "flooding").
The operation of an overall program of corrective and preventive
measures for reducing flood damage, including but not limited to emergency
preparedness plans, flood control works, and floodplain management
Zoning ordinances, subdivision regulations, building codes,
health regulations, special purpose ordinances (such as floodplain
and grading ordinances) and other applications of police power. The
term describes such State or local regulations, in any combination
thereof, that provide standards for the purpose of flood damage prevention
Any combination of structural and non-structural additions,
changes, or adjustments to structures that reduce or eliminate flood
facilities, or structures and their contents.
one (1) foot.
The lines marking the limits of floodways on Federal, State
and local floodplain maps.
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 bridge openings and the hydrological
effect of urbanization of the watershed.
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 and facilities that are necessary for the
loading and unloading of cargo or passengers, but does not include
long-term storage or related manufacturing facilities.
1. Listed individually in the National Register of Historic Places
2. Certified or preliminarily determined by the Secretary of the
3. Individually listed on a State Inventory of Historic Places
4. Individually listed on a local inventory of historic places
a. By an approved State program as determined by the Secretary
of the Interior, or
b. Directly by the Secretary of the Interior in States without
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 floodproofing design requirements of this
A structure, transportable in one (1) or more sections, that
term "manufactured home" does not include a recreational vehicle.
(2) or more manufactured home lots for rent or sale.
The 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).
An estimate of what is fair, economic, just and equitable
value under normal local market conditions.
For purposes of the National Flood Insurance Program (NFIP),
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 referenced.
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.
of facilities for servicing the lot on which the manufactured homes
of floodplain management regulations adopted by the community.
Also known as an "eligible community", means a community
in which the Administrator has authorized the sale of flood insurance.
Includes any individual or group of individuals, corporation,
partnership, association, or any other entity, including Federal,
State, and local governments and agencies.
That at least fifty-one percent (51%) of the actual cash
value of the structure, less land value, is above ground.
2. Four hundred (400) square feet or less when measured at the
largest horizontal projections;
3. Designed to be self-propelled or permanently towable by a light-duty
4. Designed primarily not for use as a permanent dwelling but as
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 (2)
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
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 FHBM,
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 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
a substantial-improvement, the "actual start of construction" means
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.
For floodplain management purposes, a walled and roofed building,
including a gas or liquid storage tank, that is principally above
ground, as well as a manufactured home. "Structure" for insurance
purposes, means a walled and 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.
SUBSTANTIAL-DAMAGE
equal or exceed fifty percent (50%) of the market value of the structure
before the damage occurred. The term includes repetitive loss buildings
(see definition). 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.
1. 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
2. Any alteration of a historic structure provided that the alteration
will not preclude the structure's continued designation as a
historic structure, or
3. Any improvement to a building.
Any combination of reconstruction, alteration, or improvement
to a building, taking place during a ten-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
of the building. This term includes structures, which have incurred
repetitive loss or substantial damage, regardless of the actual repair
work done. The term does not apply to:
3. Any building that has been damaged from any source or is categorized
as repetitive loss.
Is 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 the repair,
reconstruction or improvement commenced.
A grant of relief by the community from the terms of a floodplain
management regulation. Flood insurance requirements remain in place
for any varied use or structure and cannot be varied by the community.
other certifications, or other evidence of compliance required by
this Chapter is presumed to be in violation until such time as that
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.
[R.O. 2006 §535.030; Ord. No. 1872 §1, 6-20-1995; Ord. No. 3478 §2, 12-18-2014]
A. Land To Which This Chapter Applies. This Chapter shall apply to all lands within the jurisdiction of the City of Fenton, 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 29189C0311K, 29189C0312K, 29189C0313K, 29189C0314K, 29189C0316K, 29189C0318K, and 29189C0319K 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 515.050.
B. Floodplain Administrator. The Maintenance Worker III/Project Management
is hereby designated as the official Floodplain Administrator under
this Chapter (hereinafter "Floodplain Administrator").[Ord. No. 3655 § 1, 12-19-2016]
C. Compliance. No development located within the special
flood hazard areas of this community shall be located, extended, converted,
or structurally altered without full compliance with the terms of
this Chapter and other applicable regulations.
D. Abrogation And Greater Restrictions. It is not intended
by this Chapter to repeal, abrogate, or impair any existing easements,
covenants, or deed restrictions. However, where this Chapter imposes
greater restrictions, the provisions of this Chapter shall prevail.
E. Interpretation. In their interpretation and application,
the provisions of this Chapter shall be held to be minimum requirements,
shall be liberally construed in favor of the governing body, and shall
not be deemed a limitation or repeal of any other powers granted by
F. 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
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 Fenton, any officer or employee thereof, for any flood
damages that may result from reliance on this Chapter or any administrative
G. Severability. If any Section, clause, provision,
or portion of this Chapter is adjudged unconstitutional or invalid
by a court of appropriate jurisdiction, the remainder of this Chapter
[R.O. 2006 §535.040; Ord. No. 1872 §1, 6-20-1995; Ord. No. 3478 §2, 12-18-2014]
A. Floodplain Development Permit. 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 515.030(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.
B. Designation Of Floodplain Administrator. The Floodplain
Administrator is hereby appointed to administer and implement the
C. Duties And Responsibilities Of Floodplain Administrator. Duties of the Floodplain Administrator shall include but not be
1. Review of all applications for floodplain development permits
to assure that sites are reasonably safe from flooding and that the
floodplain development permit requirements of this Chapter have been
2. Review of all applications for floodplain 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
3. Review all subdivision proposals and other proposed new development,
including manufactured home parks or subdivisions, to determine whether
such proposals will be reasonably safe from flooding.
4. Issue floodplain development permits for all approved applications.
5. Notify adjacent communities and the Missouri State Emergency
Management Agency (Mo SEMA) prior to any alteration or relocation
of a watercourse, and submit evidence of such notification to the
6. Assure that the flood carrying capacity is not diminished and
shall be maintained within the altered or relocated portion of any
7. Verify and maintain a record of the actual elevation (in relation
to mean sea level) of the lowest floor, including basement, of all
8. Verify and maintain a record of the actual elevation (in relation
to mean sea level) that the new or substantially improved non-residential
structures have been floodproofed.
9. When floodproofing techniques are utilized for a particular
non-residential structure, the Floodplain Administrator shall require
certification from a registered professional engineer or architect.
D. 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:
1. Describe the land on which the proposed work is to be done by
lot, block and tract, house and street address, or similar description
that will readily identify and specifically locate the proposed structure
2. Identify and describe the work to be covered by the floodplain
development permit;
3. Indicate the use or occupancy for which the proposed work is
4. Indicate the assessed value of the structure and the fair market
value of the improvement;
5. Specify whether development is located in designated flood fringe
or floodway;
6. Identify the existing base flood elevation and the elevation
of the proposed development;
7. Give such other information as reasonably may be required by
the Project/Code Enforcement Manager;
8. Be accompanied by plans and specifications for proposed construction;
9. Be signed by the permittee or his authorized agent who may be
required to submit evidence to indicate such authority.
[R.O. 2006 §535.050; Ord. No. 1872 §1, 6-20-1995; Ord. No. 3478 §2, 12-18-2014]
1. 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.
2. All areas identified as unnumbered A Zones on the FIRM are subject
to inundation of the one-hundred-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.
3. 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.
4. All new construction, subdivision proposals, substantial-improvements,
prefabricated structures, placement of manufactured homes, and other
developments shall require:
a. Design or adequate anchorage to prevent flotation, collapse,
or lateral movement of the structure resulting from hydrodynamic and
hydrostatic loads, including the effects of buoyancy;
d. All electrical, heating, ventilation, plumbing, air-conditioning
equipment, and other service facilities be designed and/or located
so as to prevent water from entering or accumulating within the components
during conditions of flooding;
e. New or replacement water supply systems and/or sanitary sewage
systems be designed to minimize or eliminate infiltration of flood
waters into the systems and discharges from the systems into flood
waters, and on-site waste disposal systems be located so as to avoid
impairment or contamination; and
f. Subdivision proposals and other proposed new development, including
manufactured home parks or subdivisions, located within special flood
hazard areas are required to assure that:
(1) All such proposals are consistent with the need
(2) All public utilities and facilities, such as sewer,
gas, electrical, and water systems are located and constructed to
minimize or eliminate flood damage;
(3) Adequate drainage is provided so as to reduce exposure
to flood hazards; and
(4) All proposals for development, including proposals
for manufactured home parks and subdivisions, of five (5) acres or
fifty (50) lots, whichever is lesser, include within such proposals
base flood elevation data.
5. Storage, material, and equipment.
a. The storage or processing of materials within the special flood
hazard area that are in time of flooding buoyant, flammable, explosive,
or could be injurious to human, animal, or plant life is prohibited.
b. Storage of other material or equipment may be allowed if not
subject to major damage by floods, if firmly anchored to prevent flotation,
or if readily removable from the area within the time available after
6. 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.
7. Critical facilities.
a. 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 watertight 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.
b. All critical facilities shall have access routes that are above
the elevation of the five-hundred-year flood.
8. Hazardous materials. All hazardous material
storage and handling sites shall be located out of the floodplain.
9. 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:
a. If such structure, use, or utility service is discontinued for
twelve (12) consecutive months, any future use of the building shall
conform to this Chapter.
b. If any non-conforming use or structure is destroyed by any means,
including flood, it shall not be reconstructed if the cost is more
than fifty percent (50%) of the pre-damaged market value of the structure.
This limitation does not include the cost of any alteration to comply
with existing State or local health, sanitary, building, safety codes,
regulations or the cost of any alteration of a structure listed on
the National Register of Historic Places, the State Inventory of Historic
Places, or local inventory of historic places upon determination.
B. Specific Standards. 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 515.050(A)(2), the following provisions are required:
1. Residential construction. New construction
or substantial-improvement of any residential structures, including
elevated to two (2) feet above base flood elevation.
2. 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 515.040(C)(7).
3. 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
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. A minimum of two (2) openings having a total net area of not
less than one (1) square inch for every square foot of enclosed area
subject to flooding shall be provided; and
b. The bottom of all opening shall be no higher than one (1) foot
above grade. Openings may be equipped with screens, louvers, valves,
or other coverings or devices provided that they permit the automatic
C. Manufactured Homes.
1. All manufactured homes to be placed within all unnumbered and
numbered A Zones and AE Zones, on the community's FIRM shall
be required to be installed using methods and practices that minimize
flood damage. For the purposes of this requirement, manufactured homes
movement. Methods of anchoring may, include, but are not limited to,
use of over-the-top or frame ties to ground anchors.
2. 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:
a. Outside of manufactured home park or subdivision;
b. In a new manufactured home park or subdivision;
c. In an expansion to and existing manufactured home park or subdivision;
d. 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.
3. 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 515.050(C)(2), of this Chapter, be elevated so that either:
a. The lowest floor of the manufactured home is at two (2) feet
above the base flood level; or
b. The manufactured home chassis is supported by reinforced piers
are no less than thirty-six (36) inches in height above grade and
be securely attached to an adequately anchored foundation system to
resist flotation, collapse, and lateral movement.
D. Floodway. Located within areas of special flood hazard established in Section 515.030(A) of this Chapter 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:
1. The community shall select and adopt a regulatory floodway based
on the principle that the area chosen for the regulatory floodway
must be designed to carry the waters of the base flood without increasing
the water surface elevation of that flood more than one (1) foot at
2. 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.
3. If Section 515.050(D)(2) is satisfied, all new construction and substantial-improvements shall comply with all applicable flood hazard reduction provisions of Section 515.050.
4. 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 515.050(A)(2) of this Chapter.
E. Recreational Vehicles. Require that recreational
vehicles placed on sites within all unnumbered and numbered A Zones
and AE Zones on the community's FIRM either:
1. Be on the site for fewer than one hundred eighty (180) consecutive
2. Be fully licensed and ready for highway use[1], or
Editor's Note: A recreational vehicle is ready for highway
use if it is on its wheels or jacking system, is attached to the site
only by quick-disconnect type utilities and security devices, and
3. Meet the permitting, elevation, and the anchoring requirements
for manufactured homes of this Chapter.
[R.O. 2006 §535.060; Ord. No. 1872 §1, 6-20-1995; Ord. No. 3478 §2, 12-18-2014[1]]
A. Establishment Of Appeal Board. The Board of Adjustment
as established by the City of Fenton shall hear and decide appeals
and requests for variances from the floodplain management requirements
B. Responsibility Of The Appeal Board. Where an application for a floodplain development permit or request for a variance from the floodplain management regulations is denied by the Floodplain Administrator the applicant may apply for such floodplain development permit or variance directly to the Board of Adjustment, as defined in Section 515.060(A) of the Chapter.
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 Floodplain Administrator in the enforcement
C. 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 Chapter 536,
D. Floodplain Management Variance Criteria. In passing
upon such applications for variances, the Board of Adjustment shall
consider all technical data and evaluations, all relevant factors,
2. The danger that materials may be swept onto other lands to the
injury of others;
3. The susceptibility of the proposed facility and its contents
to flood damage and the effect of such damage on the individual owner;
5. The necessity to the facility of a waterfront location, where
6. The availability of alternative locations, not subject to flood
damage, for the proposed use;
8. The relationship of the proposed use to the comprehensive plan
and floodplain management program for that area;
transport of the flood waters, if applicable, expected at the site;
11. 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 systems,
streets, and bridges.
E. Conditions For Approving Floodplain Management Variances.
1. Generally, variances may be issued for new construction and substantial-improvements to be erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing Subsections (E)(2) through (E)(6) below have been fully considered. As the lot size increases beyond the one-half acre, the technical justification required for issuing the variance increases.
2. 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 the proposed activity
will not preclude the structure's continued historic designation.
3. Variances shall not be issued within any designated floodway
if any increase in flood levels during the base flood discharge would
4. Variances shall only be issued upon a determination that the
variance is the minimum necessary, considering the flood hazard, to
b. A determination that failure to grant the variance would result
in exceptional hardship to the applicant, and
c. A determination that the granting of a variance will not result
in increased flood heights, additional threats to public safety, extraordinary
6. A community shall notify the applicant, in writing, over the
signature of a community official that:
a. The issuance of a variance to construct a structure below base
flood level will result in increased premium rates for flood insurance
up to amounts as high as twenty-five dollars ($25.00) for one hundred
b. Such construction below the base flood level increases risks
F. 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 Sections 515.060(E) and 515.060(D) of this Chapter and any other conditions the Board finds are necessary to protect the public health and safety.
In order to minimize flood damages during the one-hundred-year
flood and the threat to public health and safety, the following conditions,
at minimum, shall be included for any variance issued for accessory
structures that are constructed at-grade and wet-floodproofed.
1. Use of the accessory structures must be solely for parking and
limited storage purposes in Zone A only as identified on the community's
2. For any new or substantially damaged accessory structures, the exterior and interior building components and elements (e.g., 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 515.050(A)(4)(b) of this Chapter.
3. The accessory structures must be adequately anchored to prevent
flotation, collapse, or lateral movement of the structure in accordance
with 515.050(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
4. 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 515.050(A)(4)(d) of this Chapter.
5. 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 515.050(B)(3) of this Chapter.
6. The accessory structures must comply with the floodplain management floodway encroachment provisions in Section 515.050(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 one-hundred-year flood.
7. Equipment, machinery, or other contents must be protected from
any flood damage.
8. No disaster relief assistance under any program administered
by any Federal agency shall be paid for any repair or restoration
costs of the accessory structures.
9. A community shall notify the applicant, in writing, over the
signature of a community official that, one (1) The issuance of a
variance to construct a structure below base flood level will result
in increased premium rates for flood insurance up to amounts as high
as twenty-five dollars ($25.00) for one hundred dollars ($100.00)
of insurance coverage, and (2) Such construction below the base flood
level increases risks to life and property. Such notification shall
be maintained with the record of all variance actions as required
10. Wet-floodproofing construction techniques must be reviewed and
approved by the community and registered professional engineer or
architect prior to the issuance of any floodplain development permit
Editor’s Note: Section 2 of Ord. No. 3478 also changed the title of Section 515.060 from "Variance Procedures" to "Floodplain Management Variance Procedures."
[R.O. 2006 §535.070; Ord. No. 1872 §1, 6-20-1995; Ord. No. 3478 §2, 12-18-2014]
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 Fenton or other
appropriate authority from taking such other lawful action as is necessary
to prevent or remedy any violation.
[R.O. 2006 §535.080; Ord. No. 1872 §1, 6-20-1995; Ord. No. 3478 §2, 12-18-2014]
All ordinances or parts of ordinances that are inconsistent
with the provisions of this Chapter are hereby repealed to the extent
of such inconsistency. This Chapter shall be amended as required by
the Federal Emergency Management Agency, Title 44, Code of Federal
Regulations. All subsequent amendments to this Chapter are subject
to the approval of the Federal Emergency Management Agency and/or
the Missouri State Emergency Management Agency.[1]
Editor's Note: Former Section 515.090, Additional Standards
Recommended By FEMA Region VII, which immediately followed, derived
from R.O. 2006 §535.090; Ord. No. 1872 §1, 6-20-1995, was
repealed 12-18-2014 by §2 of Ord. No. 3478.