[Ord. No. 1660 §1, 7-1-2008]
This Chapter shall be known as the "Rock Hill Stream Buffer
Protection Regulations".
[Ord. No. 1660 §1, 7-1-2008]
A. Findings. Whereas, the Rock Hill Board of Aldermen finds
that buffers adjacent to streams provide numerous benefits including:
1. Protecting,
restoring and maintaining the chemical, physical and biological integrity
of streams and their water resources;
2. Removing
pollutants delivered in urban stormwater;
3. Reducing
erosion and controlling sedimentation;
4. Protecting
and stabilizing stream banks;
5. Providing
for infiltration of stormwater runoff;
6. Maintaining
base flow of streams;
7. Contributing
organic matter that is a source of food and energy for the aquatic
ecosystem;
8. Providing
tree canopy to shade streams and promote desirable aquatic habitat;
9. Providing
riparian wildlife habitat;
10. Furnishing
scenic value and recreational opportunity; and
11. Providing
opportunities for the protection and restoration of greenspace.
B. Purposes. The purpose of this Chapter is to protect the
public health, safety, environment and general welfare; to minimize
public and private losses due to erosion, siltation and water pollution;
and to maintain stream water quality by provisions designed to:
1. Create
buffer zones along the streams of Rock Hill for the protection of
water resources; and
2. Minimize
land development within such buffers by establishing buffer zone requirements
and by requiring authorization for any such activities.
[Ord. No. 1660 §1, 7-1-2008]
The following words, terms and phrases, when used in this Chapter,
shall have the meanings ascribed in this Section.
BUFFER
With respect to a stream, a natural or enhanced vegetated area (established by Section
430.050(A) below) lying adjacent to the stream.
FLOODPLAIN
Any land area susceptible to flooding, which would have at
least a one percent (1%) probability of flooding occurrence in any
calendar year based on the basin being fully developed as shown on
the current land use plan, i.e,. the regulatory flood.
IMPERVIOUS COVER
Any manmade paved, hardened or structural surface regardless
of material. Impervious cover includes, but is not limited to, rooftops,
buildings, streets, roads, decks, swimming pools and any concrete
or asphalt.
LAND DEVELOPMENT
Any land change including, but not limited to, clearing,
grubbing, stripping, removal of vegetation, dredging, grading, excavating,
transporting and filling of land, construction, paving and any other
installation of impervious cover.
LAND DISTURBANCE
Any land or vegetation change, including, but not limited
to, clearing, grubbing, stripping, removal of vegetation, dredging,
grading, excavating, transporting and filling of land, that do not
involve construction, paving or any other installation of impervious
cover.
PARCEL
Any plot, lot or acreage shown as a unit on the latest County
tax assessment records.
PERMIT
The permit issued for undertaking any land development activity.
PERSON
Any individual, partnership, firm, association, joint venture,
public or private corporation, trust, estate, commission, board, public
or private institution, utility, cooperative, City, County or other
political subdivision of the State, any interstate body or any other
legal entity.
RIPARIAN
Belonging or related to the bank of a river, stream, lake,
pond or impoundment.
SETBACK
With respect to a stream, the area established by Section
430.050(A)(2) extending beyond any buffer applicable to the stream.
STREAM
Any stream, beginning at:
1.
All natural watercourses depicted by a solid or dashed blue
line on the most current United States Geological Survey (U.S.G.S.)
7.5 Minute Series (Topographic) Maps for Missouri; or
2.
A point in the stream channel with a drainage area of twenty-five
(25) acres or more.
STREAM BANK
The sloping land that contains the stream channel and the
normal flows of the stream. Where no established top-of-bank can be
determined, the stream bank will be the "ordinary high water mark"
as defined by the Corps of Engineers in Title 33 of the Code of Federal
Regulation, Part 328.3.
STREAM CHANNEL
The portion of a watercourse that contains the base flow
of the stream.
[Ord. No. 1660 §1, 7-1-2008]
A. This Chapter shall apply to all land development activity on property containing a stream protection area as defined in Section
430.030 of this Chapter. These requirements are in addition to, and do not replace or supersede, any other applicable buffer or flood plain requirements established under State law and approval or exemption from these requirements does not constitute approval or exemption from buffer requirements established under State law or from other applicable local, State or Federal regulations.
1. Grandfather provisions. This Chapter shall not apply to
the following activities:
a. Work
consisting of the repair or maintenance of any lawful use of land
that is zoned and approved for such use on or before the effective
date of this Chapter.
b. Existing
development and ongoing land disturbance activities including, but
not limited to, existing agriculture, silviculture, landscaping, gardening
and lawn maintenance, except that new development or land disturbance
activities on such properties will be subject to all applicable buffer
requirements.
c. Any
land development activity that is under construction, fully approved
for development, scheduled for permit approval or has been submitted
for approval as of the effective date of this Chapter.
d. Land
development activity that has not been submitted for approval but
that is part of a larger master development plan, such as for an office
park or other phased development that has been previously approved
within two (2) years of the effective date of this Chapter.
2. Exemptions. The following specific activities are exempt
from this Chapter. Exemption of these activities does not constitute
an exemption for any other activity proposed on a property.
a. Activities
for the purpose of building one (1) of the following:
(1) A stream crossing by a driveway, transportation route or utility
line;
(2) Public water supply intake or public wastewater structures or stormwater
outfalls;
(3) Intrusions necessary to provide access to a property;
(4) Public access facilities that must be on the water, including boat
ramps, docks, foot trails leading directly to the river, fishing platforms
and overlooks;
(5) Unpaved foot trails and paths;
(6) Activities to restore and enhance stream bank stability, vegetation,
water quality and/or aquatic habitat, so long as native vegetation
and bioengineering techniques are used.
b. Public sewer line easements. This includes such impervious cover as is necessary for the operation and maintenance of the utility including, but not limited to, manholes, vents and valve structures. This exemption shall not be construed as allowing the construction of roads, bike paths or other transportation routes in such easements, regardless of paving material, except for access for the uses specifically cited in Subsection
(2)(a) above.
c. Land
development activities within a right-of-way existing at the time
this Ordinance takes effect or approved under the terms of this Chapter.
d. Within
an easement of any utility existing at the time this Chapter takes
effect or approved under the terms of this Chapter, land disturbance
activities and such impervious cover as is necessary for the operation
and maintenance of the utility including, but not limited to, manholes,
vents and valve structures.
e. Emergency work necessary to preserve life or property. However,
when emergency work is performed under this Section, the person performing
it shall report such work to the Public Services Department on the
next business day after commencement of the work. Within ten (10)
days thereafter, the person shall apply for a permit and perform such
work within such time period as may be determined by the Public Services
Department to be reasonably necessary to correct any impairment such
emergency work may have caused to the water conveyance capacity, stability
or water quality of the protection area.
f. Forestry
and silviculture activities on land that is zoned for forestry, silvicultural
or agricultural uses and are not incidental to other land development
activity. If such activity results in land disturbance in the buffer
that would otherwise be prohibited, then no other land disturbing
activity other than normal forest management practices will be allowed
on the entire property for three (3) years after the end of the activities
that intruded on the buffer.
g. Any
activities approved under a 404 permit issued by the Corps of Engineers
and 401 water quality certification issued by the Missouri Department
of Natural Resources.
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After the effective date of this Chapter, it shall apply to
new subdividing and platting activities.
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Any land development activity within a buffer established hereunder or any impervious cover within a setback established hereunder is prohibited unless a variance is granted pursuant to Section 430.050(B) below.
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[Ord. No. 1660 §1, 7-1-2008]
A. Buffer and Setback Requirements. All land development activity
subject to this Ordinance shall meet the following requirements:
1. For
streams depicted as a solid blue line on the U.S.G.S. map, an undisturbed
natural vegetative buffer shall be maintained for fifty (50) feet,
measured horizontally, on both banks (as applicable) of the stream
as measured from the top of the stream bank. For all other streams
subject to this Chapter, an undisturbed natural vegetative buffer
shall be maintained for twenty-five (25) feet, measured horizontally,
on both banks (as applicable) of the stream as measured from the top
of the stream bank.
2. An additional
setback shall be maintained for twenty-five (25) feet, measured horizontally,
beyond the undisturbed natural vegetative buffer, in which all impervious
cover shall be prohibited. Grading, filling and earthmoving shall
be minimized within the setback.
3. No septic
tanks or septic tank drain fields shall be permitted within the buffer
or the setback.
B. Variance Procedures. Variances from the above buffer and
setback requirements may be granted in accordance with the following
provisions:
1. Where
a parcel was platted prior to the effective date of this Chapter,
and its shape, topography or other existing physical condition prevents
land development consistent with this Chapter, and the Rock Hill Building
Department finds and determines that the requirements of this Chapter
prohibit the otherwise lawful use of the property by the owner, the
Board of Adjustment of Rock Hill may grant a variance from the buffer
and setback requirements hereunder, provided such variance requires
mitigation measures to offset the effects of any proposed land development
on the parcel.
2. Except
as provided above, the Board of Adjustment of Rock Hill shall grant
no variance from any provision of this Chapter without first conducting
a public hearing on the application for variance and authorizing the
granting of the variance by an affirmative vote of the Board of Adjustment.
The Board of Adjustment shall give public notice of each such public
hearing in a newspaper of general circulation within the City of Rock
Hill. The Board of Adjustment shall post a sign giving notice of the
proposed variance and the public hearing. The sign shall be of a size
and posted in such location on the property as to be clearly visible
from the primary adjacent road right-of-way.
Variances will be considered only in the following cases:
a. When
a property's shape, topography or other physical conditions existing
at the time of the adoption of this Chapter prevents land development
unless a buffer variance is granted.
b. Unusual
circumstances when strict adherence to the minimal buffer requirements
in the Chapter would create an extreme hardship.
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Variances will not be considered when, following adoption of
this Chapter, actions of any property owner of a given property have
created conditions of a hardship on that property.
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3. At a
minimum, a variance request shall include the following information:
a. A
site map that includes locations of all streams, wetlands, floodplain
boundaries and other natural features as determined by field survey;
b. A
description of the shape, size, topography, slope, soils, vegetation
and other physical characteristics of the property;
c. A
detailed site plan that shows the locations of all existing and proposed
structures and other impervious cover, the limits of all existing
and proposed land disturbance, both inside and outside the buffer
and setback. The exact area to be affected shall be accurately and
clearly indicated;
d. Documentation
of unusual hardship should the buffer be maintained;
e. At
least one (1) alternative plan, which does not include a buffer or
setback intrusion, or an explanation of why such a site plan is not
possible;
f. A
calculation of the total area and length of the proposed intrusion;
g. A
stormwater management site plan, if applicable; and
h. Proposed
mitigation, if any, for the intrusion. If no mitigation is proposed,
the request must include an explanation of why none is being proposed.
4. The
following factors will be considered in determining whether to issue
a variance:
a. The
shape, size, topography, slope, soils, vegetation and other physical
characteristics of the property;
b. The
locations of all streams on the property, including along property
boundaries;
c. The
location and extent of the proposed buffer or setback intrusion;
d. Whether
alternative designs are possible which require less intrusion or no
intrusion;
e. The
long-term and construction water-quality impacts of the proposed variance;
and
f. Whether
issuance of the variance is at least as protective of natural resources
and the environment.
[Ord. No. 1660 §1, 7-1-2008]
This Chapter is not intended to interfere with, abrogate or
annul any other ordinance, rule or regulation, statute or other provision
of law. The requirements of this Chapter should be considered minimum
requirements and where any provision of this Chapter imposes restrictions
different from those imposed by any other ordinance, rule, regulation
or other provision of law, whichever provisions are more restrictive
or impose higher protective standards for human health or the environment
shall be considered to take precedence.
[Ord. No. 1660 §1, 7-1-2008]
A. Any permit
applications for property requiring buffers and setbacks hereunder
must include the following:
1. A site
plan showing:
a. The
location of all streams on the property;
b. Limits
of required stream buffers and setbacks on the property;
c. Buffer
zone topography with contour lines at no greater than five (5) foot
contour intervals;
d. Delineation
of forested and open areas in the buffer zone; and
e. Detailed
plans of all proposed land development in the buffer and of all proposed
impervious cover within the setback.
2. A description
of all proposed land development within the buffer and setback; and
3. Any
other documentation that the Rock Hill Building Department may reasonably
deem necessary for review of the application and to insure that the
Buffer Zone Ordinance is addressed in the approval process.
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All buffer and setback areas must be recorded on the final plat
of the property following plan approval. A note to reference the vegetated
buffer shall state: "There shall be no clearing, grading, construction
or disturbance of vegetation except as permitted by the Rock Hill
Stream Buffer Protection Ordinance (Ordinance No. 1660)."
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[Ord. No. 1660 §1, 7-1-2008]
Neither the issuance of a development permit nor compliance
with the conditions thereof, nor with the provisions of this Chapter
shall relieve any person from any responsibility otherwise imposed
by law for damage to persons or property; nor shall the issuance of
any permit hereunder serve to impose any liability upon the City of
Rock Hill, its officers or employees for injury or damage to persons
or property.
[Ord. No. 1660 §1, 7-1-2008]
A. The Rock
Hill Zoning Administrator may cause inspections of the work in the
buffer or setback to be made periodically during the course thereof
and shall make a final inspection following completion of the work.
The permittee shall assist the Public Services Department in making
such inspections. The Rock Hill Zoning Administrator shall have the
authority to conduct such investigations as it may reasonably deem
necessary to carry out its duties as prescribed in this Chapter, and
for this purpose to enter at reasonable time upon any property, public
or private, for the purpose of investigating and inspecting the sites
of any land development activities within the protection area.
B. No person
shall refuse entry or access to any authorized representative or agent
who requests entry for purposes of inspection and who presents appropriate
credentials, nor shall any person obstruct, hamper or interfere with
any such representative while in the process of carrying out official
duties.
[Ord. No. 1660 §1, 7-1-2008]
A. Any action
or inaction which violates the provisions of this Chapter or the requirements
of an approved site plan or permit may be subject to the enforcement
actions outlined in this Section. Any such action or inaction which
is continuous with respect to time is deemed to be a public nuisance
and may be abated by injunctive or other equitable relief. The imposition
of any of the penalties described below shall not prevent such equitable
relief.
1. Notice of violation. If the City of Rock Hill Zoning Administrator
determines that an applicant or other responsible person has failed
to comply with the terms and conditions of a permit, an approved site
plan or the provisions of this Chapter, it shall issue a written notice
of violation to such applicant or other responsible person. Where
a person is engaged in activity covered by this Chapter without having
first secured the appropriate permit therefor, the notice of violation
shall be served on the owner or the responsible person in charge of
the activity being conducted on the site.
The notice of violation shall contain:
a. The
name and address of the owner or the applicant or the responsible
person;
b. The
address or other description of the site upon which the violation
is occurring;
c. A
statement specifying the nature of the violation;
d. A
description of the remedial measures necessary to bring the action
or inaction into compliance with the permit, the approved site plan
or this Chapter and the date for the completion of such remedial action;
e. A
statement of the penalty or penalties that may be assessed against
the person to whom the notice of violation is directed; and
f. A
statement that the determination of violation may be appealed to the
Board of Adjustment by filing a written notice of appeal within thirty
(30) days after the notice of violation (except that in the event
the violation constitutes an immediate danger to public health or
public safety, twenty-four (24) hours' notice shall be sufficient).
2. Penalties. In the event the remedial measures described
in the notice of violation have not been completed by the date set
forth for such completion in the notice of violation, any one (1)
or more of the following actions or penalties may be taken or assessed
against the person to whom the notice of violation was directed. Before
taking any of the following actions or imposing any of the following
penalties, the Rock Hill Building Department shall first notify the
applicant or other responsible person in writing of its intended action
and shall provide a reasonable opportunity of not less than ten (10)
days (except that in the event the violation constitutes an immediate
danger to public health or public safety, twenty-four (24) hours'
notice shall be sufficient) to cure such violation. In the event the
applicant or other responsible person fails to cure such violation
after such notice and cure period, the Rock Hill Building Department
may take any one (1) or more of the following actions or impose any
one (1) or more of the following penalties.
a. Stop work order. The Rock Hill Building Department may issue
a stop work order which shall be served on the applicant or other
responsible person. The stop work order shall remain in effect until
the applicant or other responsible person has taken the remedial measures
set forth in the notice of violation or has otherwise cured the violation
or violations described therein, provided the stop work order may
be withdrawn or modified to enable the applicant or other responsible
person to take necessary remedial measures to cure such violation
or violations.
b. Withhold certificate of occupancy. The Rock Hill Building
Department may refuse to issue a certificate of occupancy for the
building or other improvements constructed or being constructed on
the site until the applicant or other responsible person has taken
the remedial measures set forth in the notice of violation or has
otherwise cured the violations described therein.
c. Suspension, revocation or modification of permit. The Rock
Hill Building Department may suspend, revoke or modify the permit
authorizing the land development project. A suspended, revoked or
modified permit may be reinstated after the applicant or other responsible
person has taken the remedial measures set forth in the notice of
violation or has otherwise cured the violations described therein,
provided such permit may be reinstated (upon such conditions as the
Public Services Department may deem necessary) to enable the applicant
or other responsible person to take the necessary remedial measures
to cure such violations.
d. Penalties. For violations of this Chapter, the Rock Hill
Building Department may issue a citation to the applicant or other
responsible person requiring such person to appear in the Rock Hill
Municipal Court to answer charges for such violation. Upon conviction,
such person shall be punished by a fine not to exceed one thousand
dollars ($1,000.00) or imprisonment for ninety (90) days or both.
Each act of violation and each day upon which any violation shall
occur shall constitute a separate offense.
[Ord. No. 1660 §1, 7-1-2008]
A. Administrative Appeal. Any person aggrieved by a decision
or order of the City of Rock Hill Zoning Administrator may appeal
in writing within ten (10) days after the issuance of such decision
or order to the Rock Hill City Administrator and shall be entitled
to a hearing before the Board of Adjustment of Rock Hill within thirty
(30) days of receipt of the written appeal.
B. Judicial Review. Any person aggrieved by a decision or
order of the Board of Adjustment, after exhausting all administrative
remedies, shall have the right to appeal de novo to the St. Louis
County Circuit Court.