HomeMy Public PortalAboutVillage Of RiverviewCHAPTER 420: STREAM BUFFER PROTECTION REGULATIONS
ARTICLE I. ADMINISTRATION
SECTION 420.010: TITLE
These regulations shall be known as the "Stream Buffer Protection Regulations of the Village of
Riverview, Missouri", hereinafter referred to as "this Chapter". (Ord. No. 07-26 §1, 11-29-07)
SECTION 420.020: DEFINITIONS
A. General. For the purpose of this Chapter, the following terms, phrases, words and their derivations
shall have the meanings given herein. Where terms are not defined by this Section, such terms shall
have ordinarily accepted meanings such as the context implies.
B. Definitions. As used in this Chapter, the following terms shall have these prescribed meanings:
BUFFER: With respect to a stream, a natural or enhanced vegetated area (established by Section
420.040 below) lying adjacent to the stream.
BUILDING DEPARTMENT: The Village of Riverview Building Department and all agents thereof.
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 DEVELOPMENT ACTIVITY: Those actions or activities which compromise, facilitate or
result in land development.
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.
LAND DISTURBANCE ACTIVITY: Those actions or activities which comprise, facilitate or result
in land disturbance.
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.
PARCEL: Any plot, lot or acreage shown as a unit on the latest County tax assessment records.
PERMIT: The permit issued by the Village of Riverview required for undertaking any land
development activity.
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Riverview Village Code § 420.030
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.
PROTEC:IED AREA OR STREAM PROTECTION AREA: With respect to a stream, the combined
areas of all required buffers and setbacks applicable to such stream.
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 420.040 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. 07-26 §1, 12-27-07)
SECTION 420.030: APPLICABILITY
This Chapter shall apply to all land development activity on property containing a stream protection
area as defined in Section 420.020 of this Chapter. These requirements are in addition to and do
not replace or supersede any other applicable buffer or floodplain requirements established under
State law and approval or exemption from these requirements do 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.
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Stream Buffer Protection Regulations § 420.030
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 do 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 Section 420.030(2) above.
c. Land development activities within a right-of-way existing at the time this Chapter 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
Building 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 Building Department to be reasonably
necessary to correct any impairment such emergency work may have caused to the water
conveyance capability, 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
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Riverview Village Code § 420.040
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.
After the effective date of this Chapter, it shall apply to new subdividing and platting activities.
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 under Section
420.040 below. (Ord. No. 07-26 §1, 12-27-07)
SECTION 420.040: LAND DEVELOPMENT REQUIREMENTS
A. Buffer And Setback Requirements. All land development activity subject to this Chapter 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.
C. All land disturbance activities shall be carried out in such a manner as to minimize inconvenience
and harm to adjacent properties and property owners.
1. Where a parcel was platted prior to the effective date of this Chapter, and its shape, topography
or other physical condition prevents land development consistent with this Chapter, and the
review of the 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 the
Village of Riverview 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 the Village of Riverview shall grant no
variance from any provision of this Chapter without first conducting a public hearing on the
application for a variance and authorizing the granting of the variance by an affirmative vote
of the Board of Adjustment. The Village of Riverview shall give public notice of each such
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Stream Buffer Protection Regulations § 420.040
public hearing in a newspaper of general circulation within the Village of Riverview. The
Village of Riverview shall require that the applicant post a sign giving notice of the proposed
variance and the public hearing. The sign shall be of a size and posted in such a 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.
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.
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 of the buffer 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;
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§ 420.040 Riverview Village Code § 420.060
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. 07-26 §1, 12-27-07)
SECTION 420.050: COMPATIBILITY WITH OTHER REGULATIONS AND
REQUIREMENTS
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 another 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. 07-26 §1, 12-27-07)
SECTION 420.060: ADDITIONAL INFORMATION REQUIREMENTS FOR
DEVELOPMENT ON BUFFER ZONE PROPERTIES
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 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.
All buffer and setback areas must be recorded on the final plat of the property following plan
approval. A note to reference the vegetative buffer shall state: "There shall be no clearing, grading,
construction or disturbance of vegetation except as permitted by Stream Buffer Protection Ordinance
07-26 (Chapter 420)." (Ord. No. 07-26 §1, 12-27-07)
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Stream Buffer Protection Regulations § 420.090
SECTION 420.070: RESPONSIBILITY
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 Village of Riverview, its officers or employees for injury or damage
to persons or property. (Ord. No. 07-26 §1, 12-27-07)
SECTION 420.080: INSPECTION
A. The Building Department may cause inspections of the work in the buffer and 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 Building Department in making such inspections. The Building
Department 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. 07-26 §1, 12-27-07)
SECTION 420.090: VIOLATIONS, ENFORCEMENT AND PENALTIES
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 Building Department 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 therefore, 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 shall contain:
a. The name and address of the owner, 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;
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Riverview Village Code § 420.090
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 Building Department
by filing a written notice of appeal within thirty (30) days after the notice of violation
(except in the event that 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 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 in the event that the violation constitutes an immediate
danger to public health or public safety, twenty-four (24) hours notice shall be sufficient) to
correct such violation. In the event the applicant or other responsible person fails to correct
such violation after such notice and correction period, the 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 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 corrected 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 correct
such violation or violations.
b. Withhold certificate of occupancy. The 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 corrected the
violations described therein.
c. Suspension, revocation or modification of permit. The 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
corrected the violations described therein, provided such permit may be reinstated (upon
such conditions as the Building Department may deem necessary) to enable the applicant
or other responsible person to take the necessary remedial measures to correct such
violations.
d. Criminal penalties. For intentional and flagrant violations of this Chapter, the Building
Department may issue a citation to the applicant or other responsible person requiring such
person to appear in Riverview 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 sixty (60) days or both. Each act of violation and
each day upon which any violation shall occur shall constitute a separate offense. (Ord.
No. 07-26 §1, 12-27-07)
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