[Ord. No. 2319 §1, 12-16-2014]
The Planning and Zoning Commission as established by the City
of Eureka shall hear and decide appeals and requests for variances
from the floodplain management requirements of this Chapter.
[Ord. No. 2319 §1, 12-16-2014]
(a) Where an application for a floodplain development permit or request for a variance from the floodplain management regulations is denied by the Building Commissioner, the applicant may apply for such floodplain development permit or variance directly to the Planning and Zoning Commission, as defined in Article
VI, Section
10A-21.
(b) The Planning and Zoning Commission shall hear and decide appeals
when it is alleged that there is an error in any requirement, decision,
or determination made by the Building Commissioner in the enforcement
or administration of this Chapter.
[Ord. No. 2319 §1, 12-16-2014]
Any person aggrieved by the decision of the Planning and Zoning
or any taxpayer may appeal such decision to the St. Louis County Circuit
Court as provided in Section 89.110, RSMo.
[Ord. No. 2319 §1, 12-16-2014]
In passing upon such applications for variances, the Planning
and Zoning Commission shall consider all technical data and evaluations,
all relevant factors, standards specified in other Sections of this
Chapter, and the following criteria:
(1) The danger to life and property due to flood damage;
(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;
(4) The importance of the services provided by the proposed facility
to the community;
(5) The necessity to the facility of a waterfront location, where applicable;
(6) The availability of alternative locations, not subject to flood damage,
for the proposed use;
(7) The compatibility of the proposed use with existing and anticipated
development;
(8) The relationship of the proposed use to the comprehensive plan and
floodplain management program for that area;
(9) The safety of access to the property in times of flood for ordinary
and emergency vehicles;
(10)
The expected heights, velocity, duration, rate of rise and sediment
transport of the flood waters, if applicable, expected at the site;
and
(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.
[Ord. No. 2319 §1, 12-16-2014]
(a) Generally, variances may be issued for new construction and substantial
improvements to be erected on a lot of one-half (1/2) acre or less
in size contiguous to and surrounded by lots with existing structures
constructed below the base flood level, providing items (b) through
(f) below have been fully considered. As the lot size increases beyond
the one-half (1/2) acre, the technical justification required for
issuing the variance increases.
(b) 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.
(c) Variances shall not be issued within any designated floodway if any
increase in flood levels during the base flood discharge would result.
(d) Variances shall only be issued upon a determination that the variance
is the minimum necessary, considering the flood hazard, to afford
relief.
(e) Variances shall only be issued upon:
(1)
A showing of good and sufficient cause,
(2)
A determination that failure to grant the variance would result
in exceptional hardship to the applicant, and
(3)
A determination that the granting of a variance will not result
in increased flood heights, additional threats to public safety, extraordinary
public expense, create nuisances, cause fraud on or victimization
of the public, or conflict with existing local laws or ordinances.
(f) A community shall notify the applicant, in writing, over the signature
of a community official that:
(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 by this Chapter.
[Ord. No. 2319 §1, 12-16-2014]
(a) Any variance granted for an accessory structure shall be decided individually based on a case by case analysis of the building's unique circumstances. Variances granted shall meet the following conditions as well as those criteria and conditions set forth in Article
VI, Sections
10A-24 and
10A-25 of this Chapter.
(b) In order to minimize flood damages during the 100-year flood and
the threat to public health and safety, the following conditions shall
be included for any variance issued for 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 flood-prone areas only.
(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 highest adjacent grade, must be built with flood-resistant materials in accordance with Article
V, Section
10A-16(d)(2) of this Chapter.
(3)
The accessory structures must be adequately anchored to prevent flotation, collapse, or lateral movement of the structure in accordance with Article
V, Section
10A-16(d)(1) of this Chapter. All of the building's structural components must be capable of resisting specific flood related forces including hydrostatic, buoyancy, and hydrodynamic and debris impact forces.
(4)
Any mechanical, electrical, or other utility equipment must be located above highest adjacent grade or floodproofed so that they are contained within a watertight, floodproofed enclosure that is capable of resisting damage during flood conditions in accordance with Article
V, Section
10A-16(d)(4) 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 100-year flood, contain openings
that will permit the automatic entry and exit of floodwaters in accordance
with the NFIP regulations.
(6)
Equipment, machinery, or other contents must be protected from
any flood damage.
(7)
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.
(8)
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 highest
adjacent grade 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
b.
Such construction below highest adjacent grade increases risks
to life and property. Such notification shall be maintained with the
record of all variance actions as required by this Chapter.
(9)
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
for construction.