[Ord. No. 99-57, 10-21-1999; Ord. No. 12-01, 1-19-2012]
A. 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.
B. 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.
C. 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.
D. All
new construction, subdivision proposals, substantial improvements,
prefabricated structures, placement of manufactured homes, and other
developments shall require:
1. 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;
2. Construction with materials resistant to flood damage;
3. Utilization of methods and practices that minimize flood damages;
4. 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;
5. New or replacement water supply systems and/or sanitary sewage systems
be designed to minimize or eliminate infiltration of floodwaters into
the systems and discharges from the systems into floodwaters, and
on-site waste disposal systems be located so as to avoid impairment
or contamination; and
6. Subdivision proposals and other proposed new development, including
manufactured home parks or subdivisions, located within special flood
hazard areas are required to assure that:
a. All such proposals are consistent with the need to minimize flood
damage;
b. All public utilities and facilities, such as sewer, gas, electrical
and water systems, are located and constructed to minimize or eliminate
flood damage;
c. Adequate drainage is provided so as to reduce exposure to flood hazards;
and
d. 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.
E. Storage, Material And Equipment.
1. 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.
2. Storage of other material or equipment may be allowed if not subject
to major damage, if firmly anchored to prevent flotation, or if readily
removable from the area within the time available after a flood warning.
F. 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.
G. 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.
H. Critical Facilities.
1.
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, transportation maintenance facilities, places of public assembly,
emergency aviation facilities, and schools shall be elevated above
the 500-year flood level or, together with attendant utility and sanitary
facilities, be floodproofed so that below the 500-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.
[Ord. No. 13-20, 9-19-2013]
2. All critical facilities shall have access routes that are above the
elevation of the 500-year flood.
3. No critical facilities shall be constructed in any designated floodway.
I. Hazardous Materials. All hazardous material storage and
handling sites shall be located out of the special flood hazard area.
J. 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:
1. 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.
2. 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.
[Ord. No. 99-57, 10-21-1999; Ord. No. 12-01, 1-19-2012]
A. 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 Article
V, Section
415.150(B), the following provisions are required:
1. Residential construction. New construction or substantial
improvement of any residential structures, including manufactured
homes, shall have the lowest floor, including basement, elevated to
one (1) foot* above base flood elevation.
*In all unnumbered and numbered A Zones and AE Zones, the FEMA
Region VII office recommends elevating to one (1) foot above the base
flood elevation to accommodate floodway conditions when the floodplain
is fully developed.
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 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 Article
IV, Section 415.130(9).
*The FEMA Region VII office recommends elevating to one (1)
foot above the base flood elevation to qualify for flood insurance
rates based upon floodproofing.
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
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:
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
entry and exit of floodwaters.
[Ord. No. 16-14, 3-17-2016]
A. All
flood repairs will require a building permit from the City of Hollister
before work begins. Repairs shall be inspected by the City of Hollister
Building Department to verify compliance with the City Code.
1. The flood repairs shall begin within a minimum of thirty (30) days
from date of damage.
2. The Building Permit shall be valid for no more than one hundred eighty
(180) calendar days from date of issuance.
B. A building
or structure is substantially damaged when the cost of repairs is
fifty percent (50%) or more of the building or structure's "pre -damaged"
appraised market value.
1. The building or structure identified as substantially damage (fifty
percent (50%) or more of the pre-flood market value) will be "red-tagged"
by the City of Hollister Building Department. Permits will not be
issued until compliance with the City of Hollister Floodplain ordinance
is verified by the City within the first sixty (60) days following
the date of damage.
2. If the substantially damaged building or structure is without a valid
Floodplain Development Permit for more than sixty (60) days, the building
or structure shall be declared a public nuisance per City Code.
3. The Floodplain Development Permit will be issued with the condition
that the developer/owner will provide drawings by a registered engineer
or architect of any new or substantially improved commercial building
or structure and residential building or structure larger than two
thousand (2,000) square feet by eight (8) feet in height (16,000 cubic
feet).
4. A Floodplain Development Permit may be renewed no more than one (1)
time (that covers a period of one hundred eighty (180) days). The
building or structure must be demolished if the building or structure
is not permitted for repair or fit for occupancy after one (1) year
following the date of damage.
5. Unsecured buildings or structures will require a "Boarded Building Permit," refer to Section
505.045 for the City Ordinance.
6. Assessments of flood related "substantially damaged" buildings or
structures, require compliance with the currently adopted codes.
[Ord. No. 99-57, 10-21-1999; Ord. No. 04-21, 4-1-2004; Ord. No. 06-01, 1-19-2006; Ord.
No. 12-01, 1-19-2012]
A. 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 must be elevated
and anchored to resist flotation, collapse or lateral movement. Methods
of anchoring may include, but are not limited to, use of over-the-top
or frame ties to ground anchors.
B. 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:
1. Outside of manufactured home park or subdivision;
2. In a new manufactured home park or subdivision;
3. In an expansion to an existing manufactured home park or subdivision;
or
4. In an existing manufactured home park or subdivision on which a manufactured
home has incurred substantial damage as the result of a flood,
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be elevated on a permanent foundation such that the lowest floor
of the manufactured home is elevated to 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.
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C. 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 Subsection
(B) of this Section, be elevated so that either:
1. The lowest floor of the manufactured home is at one (1) foot* above
the base flood level; or
2. The manufactured home chassis is supported by reinforced piers or
other foundation elements of at least equivalent strength that 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.
*In all unnumbered and numbered A Zones and AE Zones, the FEMA
Region VII office recommends elevating to one (1) foot above the base
flood elevation to accommodate floodway conditions when the floodplain
is fully developed.
[Ord. No. 99-57, 10-21-1999; Ord. No. 12-01, 1-19-2013; Ord. No. 13-21, 9-19-2013]
A. Located within areas of special flood hazard established in Article
III, Section
415.040, 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:
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
any point.
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. This means a no-rise
certificate filled out and signed and sealed by a Missouri licensed
engineer is required before a floodplain development permit can be
issued.
3.
Structures, including buildings having two (2) or more walls
and a roof, including a gas or liquid storage tank that is principally
above ground, as well as a manufactured home, are prohibited from
being built or placed in the floodway. Existing structures in the
floodway shall not be issued permits to be substantially improved
or substantially repaired. (See "substantial damage," "substantial
improvement.")
4.
If Article
V, Section
415.180(A)(2) is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of Article
V.
5.
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 Article
V, Section
415.150(B).
[Ord. No. 99-57, 10-21-1999; Ord. No. 12-01, 1-19-2012; Ord. No. 23-06, 4-6-2023]
A. All
recreational vehicles (RVs) placed on sites within all unnumbered
and numbered A Zones and AE Zones on the community's FIRM either:
1. Recreational vehicle parks may be permitted provided they meet the
general requirements of this Code.
a. Commercial business license shall be obtained from the City of Hollister
to operate a RV park.
b. Pursuant to the authority granted by Sections 67.1360 and 67.1362,
RSMo., a tax for tourism purposes is hereby imposed on charges for
sleeping rooms to be paid by transient guests of hotels, motels, nightly
rentals, bed and breakfast inns, campgrounds and any docking facility
which rents slips to recreational boats which are used for sleeping
to the extent and in the manner provided for in Sections 37.1360 and
67.1362, RSMo. The rate of the tax shall be five percent (5%).
c. Minimum of five (5) acres.
d. Shall have one (1) additional vehicle parking space per each recreational
vehicle site.
e. Utilities (electrical, water, and sewer) hook-ups shall be provided.
f. Provisions for waste/trash/garbage disposal in an enclosed area.
g. Registration office shall provide adequate paved parking for RVs
and patrons.
h. A recreational vehicle park map layout to include each site clearly
numbered and consistent with the placement shown on map layout with
dimensions.
i. Provide the City a written copy of park rules prior to issue of conditional
use permit.
j. The recreational vehicles park shall not be expanded except by conditional
use permit review.
k. Recreational vehicle parks shall be permitted on land shown in the
designated floodplain as shown on Hollister’s Flood Insurance
Rate Map (FIRM – official floodplain map.)
2. RVs designed to be self-propelled or permanently towable by a vehicle
shall be fully licensed and ready for highway use:
a. RVs ready for highway use means that it is on its wheels or jacking
system, is attached to the site only by quick disconnect type utilities
and has no permanently attached additions.
b. All vehicles required to tow a towable RV shall be fully licensed
and ready for highway use.
3. RVs shall not be on a lot site more than one hundred eighty (180)
consecutive days. They may change to another lot site that is not
adjacent to current lot site.
4. Well-maintained sites:
[Ord. No. 23-13, 4-20-2023]
a. Appliances shall not be permitted outside of a RV.
b. Any furnishings to be assembled with tools shall not be permitted
outside of a RV.
c. External storage sheds, outbuildings, racks or shelves shall not
be permitted outside of a RV.
d. There shall be no additions built on to any recreational vehicle.
e. Storage under a RV shall not be permitted.
f. Temporary tents (easy ups or similar assemblies) shall be allowed
for weather coverage only but are not to be used for overnight lodging
or storage.
g. No construction materials shall be permitted outside of a RV.
h. Tarps shall not be permitted to cover up a RV, items on picnic tables
or covering up items on a lot.
i. No washing of a RV or motor vehicle.
j. No permanent fences allowed. Only portable fences shall be permitted
for pets.
k. No RV or vehicle repairs or maintenance shall be permitted on the
premises.
l. Sewer connections on the lot site shall be constructed with a threaded
end for a screw on cap. Connections to sewer or water shall not have
leaks. No discharge of sewage or gray water on the ground.
m. Skirting on RVs shall not be permitted except during the time period
from October 1st thru March 31st. All skirting shall be removed during
all other times of the year. Plastic sheeting, plywood, tarps or other
makeshift skirting items which require tools to attach to RV shall
not be permitted.
n. Propane tanks one hundred (100) lbs or more shall be strapped or
cabled to auger style earth anchors.
5. One (1) RV to be used for year round employee housing may be placed
on a site and shall meet the elevation and anchoring requirements
for manufactured homes.