1968-021OF.DINANCE NO. 68 a i
FLOOD PLAIN ORDINANCE
BE IT ORDA It 'ED BY THE PRESIDENT AND BOA11D OF TRUSTEES OF THE
VILLAGE OF BUFFALO GROVE, ILLINOIS.
SECTION 1. Purpose. The regulations contained in this Ordinance
governing the development and use of land subject to
inundation, are established for the following purposes:
To avoid or lessen the hazards to persons or damage
to property resulting from the accumulation or runoff
of storm and flood waters;
To preserve property values and to conserve the tax=able
value of land and buildings;
To protect stream channels from encroachment;
To maintain the capacity of the flood plain to retain
flood waters;
To provide for the development of flood plain lands with
uses compatible with the other uses permitted in the
various districts established in this Ordinance and not
subject to severe damage by flooding;
To permit only such uses and improvements in the flood
plain lands as will not be damaged materially by flooding
or be hazardous during flood periods;
To avoid the creation of new flood problems.
SECTION 2. Definitions. For the purpose of this Ordinance
generally, the following terms shall have the meaning
ascribed to them herein:
(a) Flood Base Elevation is that elevation of the
highest flood of record as set forth in the Village
records. For any point along a stream the elevation
of the nearest upstream reference point shall be used.
(b) Flood Plain - is that continuous area adjacent to a
stream or stream bed, the elevation of which is greater
than the normal water level orRool elevation, but equal
to or lower than the flood base elevation, and shall also
include any land of higher elevation having an area less
than the minimum residential lot size established for the
district in which it is located and which is surrounded
by lands having an elevation equal to or less than the
flood base elevation.
•
•
(c) Flood Table Land - is that continuous land area
adjacent to the flood plain, the elevation of which is
greater than the flood base elevation by two feet or less.
SECTION 3. Flood Plain Lands - All lands determined to be in the
flood plain shall besubject to the procedures and
regulations established in this Ordinance.
SECTION 4. Flood plain high water elevations will be equal to or
greater than elevations shown on flood hazard maps
prepared by the United States Geological Survey in
cooperation with The Northeastern Illinois Planning
Commission.
SECTION 5. Requirements and Restrictions - Any permitted use as
provided for in the Zoning Ordinances shall be subject
to the following provisions:
(a) No principal building shall be located on the
flood plain.
(b) All buildings, structures or fill shall be set back
from the center line of any stream a distance of not
less than one hundred fifty (150) feet or be located
on land lying beyond the flood table land, whichever
provides the lesser setback; or shall be set back one
hundred (100) feet from the meander line of any lake
not meandered off normal pool elevation.
(c) The filling of flood plain lands shall be permitted
provided (1) that the fill material is obtained from the
flood plain in the immediate vicinity of the area filled,
or (2) that the fill material obtained elsewhere is offset
by the removal of an equivalent volume from the flood plain
in the immediate vicinity of the area filled. The deepening
of channels is permitted, but the material removed must
not be deposited upon the flood plain except in accordance
with (b) above. The placement of fill material shall
parallel the stream channel. Further, the placement of
fill shall not encroach upon the channel setback line,
shall not impede the flow of flood water, shall not
diminish the cross - sectional area of the flood plain, and
such fill shall not reduce the water retention capacity
of the flood plain. In the case of channels, the deepening
shall be made at a point opposite or up- stream from
the filled -in area. Filling operations conducted in
accordance with the above standards shall be deemed
a reconstruction of the flood plain and lands so filled
may be developed and used in accordance with the provisions
of this Ordinance and this Section.
(d) - Any new structure located upon the flood table
land or upon fill shall have no habitable floor, in-
cluding basement floor, at an elevation less than four
(4) feet above the flood base elevation.
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• w
(e) Door sills, window sills or the base of any other
opening in the outer walls of a building or structure
or any gravity connected sewer opening, shall be con-
structed at an elevation not lower than the established
high water elevation. When the building wall encloses
open space that is below the flood plain elevation, low
level gravity building drain connections are prohibited
and overhead sewers are required.
(f) Sanitary manholes must have rim elevations 30 inches
above the flood plain crest or must be provided with
water -tight lock -type covers.
(g) Existing buildings and all other buildings shall be
connected into a public system within a flood plain and
must have sanitary connections designed to protect the
sewer system from flooding.
(h) Adequate flood channel provisions must be provided.
The width of the f loodway should be determined in the
field and shall be protected from encroachment by the
zoning ordinance and by the use of building setbacks.
Floodway easements shall be provided which will permit
necessary public channel maintenance and improvement work.
(i) No ground water drains or surface water connections
shall be connected to the sanitary sewer system.
(j) All structures within flood plain areas must be
flood proofed. All structures must be water -tight
and the design must include measure to cope with sewer
backup and ground water seepage.
SECTION 6. All of the applicable provisions of the Zoning and
Subdivision Ordinances of the Village shall remain in
full force and effect.
SECTION 7. Penalties - Non - observance of the provisions of this
Ordinance or failure to comply with any of its require-
ments shall constitute a violation, and any person upon
conviction thereof shall be fined not more than five
hundred ($500.00) dollars for each offense. Proceedings
hereunder may be commenced by warrant, arrest or summons.
Each day such violation continues shall be considered a
separate offense.
The owner or tenant of any building, structure, premises
or part thereof, and any architect, builder, contractor,
agent or other person who commits, participates in,
assists in or maintains such violation may each be
found guilty of a separate offense and subject to the
penalties provided herein.
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•
•
Nothing contained herein shall prevent the Village from
taking such other lawful action as is necessary to
prevent or remedy any violation.
SECTION 8. The provisions of this Ordinance shall be separable.
If any provision shall be adjudged to be invalid, the
same shall not affect any other provision hereof.
SECTION 9. This Ordinance shall be in full force and effect from
and after its passage, approval and publication
according to law.
AYES: 6
ATTEST:
'Clerk.
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i rd,
NAYS: 6
Pre sTeT.
'77 -3(o
CERTIFICATE OF PUBLICATION
PADDOCK PUBLICATIONS, INC.
A Corporation organized and existing under and by virtue of the laws of the
State of Delaware, DOES HEREBY CERTIFY That it is the publisher
of Wheeling Herald
That said Wheeling Herald is a seta,
newspaper and has been published Tri- weekly in the Village of
Wheeling , County of Cook
and State of Illinois, continuously for more than one year prior to, on and since
the date of the first publication of the notice hereinafter referred to and is of gen-
eral circulation throughout said Village, County and State.
I further certify that Wheeling Herald
is a newspaper as defined in "an Act to revise the law in relation to notices" as
amended by Act approved July 17, 1959 -111. Revised Statutes, Chap. 100,
Para. 1 and 5.
That a notice of which the annexed printed slip is a true copy, was published in
said Wheeling Herald , on the
5th day of June , A.D. 196 L.
IN WITNESS WHEREOF, the undersigned, the said PADDOCK PUBLICA-
TIONS, Inc., has caused this certificate to be signed and its corporate seal affix-
ed hereto, by FRANCIS E. STITES, its Secretary, at Arlington Heights, Illinois,
this 5th day of June , A.D. 196 8
PADDOCK PUBLICATIONS, INC.
Secretary.
4-
n
4
toat�r ION. 4:. Flood plain high
br,"Ir ater� than elevatioons
s h o w n on flood hazard maps
prepared by the. United States
Geological. Survey in co-oper-
ation with The. Northeastern Il-
linois Planning Commission.
SECTION S. Requirements
a n d Restrictions— Any per-
mitted use as provided for in
the Zoning Ordinances shall be
subject to. the following provi-
sions:
(a) No principal building shall
be located on the flood plain.
(b) All buildings, structures
or fill shall be set back from
the centerline of any stream
a distance of not less than one
hundred fifty. (150) feet or be
located on land lying beyond
the flood table land, which-
ever provides the lesser set-
back; or shall be set back one
hundred (100) feet from the
meander line of any lake not
meandered. off. normal pool
elevation... ..... .
(c) The filling of flood plain
lands shall be permitted Pro-
vided (1) that the fill material
is obtained. from the flood
plain in the immediate vicin-
ity of the area filled, or. (2)
that the fill material obtained
elsewhere is offset by the re-
moval of an equivalent vol-
ume from.the flood plain in
the immediate vicinity of the
area filled. The deepening of
channels As permitted, but
t he material removed must
n o t be deposited upon the
flood plain except in accor-
d a n e e with (b) above. The
placement of fill material
s h a 11 parallel the stream
channel. Further, the place.
ment of fill shall not encroach
upon the channel setback litre,
shall not impede the flow of
flood water, shall not diminish
the cross - sectional area of the
flood plain, and such fill shall
not reduce the water retention
capacity of the flood plain. In
t h e c a s e of channels, the
deepening shall be made at a
VV-1 i n t opposite or up- stream
,,,1 the filled -in area. Filling
0.6$ -21..;
1: 'I
ards'
storm and flood waters ;:' .. , v1
To preserve; property, values
and to conserve the tamable
value of land and buildings;
T o protect: stream channels,
from encroachment iv,
To aintain the capacL of
the Wood plain to,retam Hood
waters;
To 'p 'r o v I'd e. for the.devel-
opment of flood plain lands
with uses compatible with the
other uses;'perinitted in the
variops districts established
In this Ordinance and ,not ,sub-
9 e c t to, severe. damagry, by
flooding; . _ .
To permit. only suclti'uses' and
improvements, in . the flood
p l a i n lands, as 'will not be
damaged materially by flood-
ing or be ,hazardous during
flood periods;
To avoid .the. creation ,of new
the
to them herein:, .
(a) Flood;: Base.Elevatiori,Is
that elevation of the higgh�est
flood of record as set for
in
the Village records.. For any
point along a stream the ele.
v a t i o r1 of the nearest, u�
stream reference point shall
be used.r
(b) Flood Plain . - is, that
.00n
t i n,u o.u,&goa; adjacent to a
s t r e a m? or- stream bed, the
elevation: of which is greater
than the , normal. water •level
or pool elevation, but equal,tc
or lower.than the ,flood base
elevation, and . shall also , in
elude any land of higher ele,
v a p i o n having an area les:
tha Jhe mini urn: cesidentia
10 t size established for- tbe.dis
trict in which it is located anc
which is sprrounded'by.land:
havi6g an elevation equal tc
oruless tban..the flood bast
elevation,
(c) Flood , •Table Land - v
that continuous land area ad
jacet}t- to: the. flood plain,. thi
elevation of.which is.greatei
than.the flood .base. elevatioi
by two feet or less.: . < .
S O TX 0 N. 3., Flood. Pla
Lan i�'All lands determine
to ba in th9.;flood plain shall l
dards shall be deemed a re-
construction of the flood plain
and lands so filled may be de-
veloped and used in accor-
dance with the provisions of
this Ordinance and this Sec-
tion.
(d) — Any new structure lo-
G a t e d upon the flood table
land or upon fill shall have no
habitable floor, including
basement floor, at an eleva-
tion less than four (4) feet
above the flood base eleva-
tion.
(e) Door sills, window sills or
the base of any other openingg
in the outer walls of a build-
ing or structure or any grav-
ity connected sewer, opening,
shall be constructed at an ele.
vation not lower than the es-
tablished high water eleva-
tion. When the building wall
encloses open space that is
below the flood plain eleva-
tion, low level gravity build-
in gg drain connections are pro-
hibited and overhead sewers
are required.
(f) Sanitary manholes must
have rim elevations 30 inches
above the flood plain crest or
must be provided with water-
tight lock -type covers.
(g) Existing buildings and all
other buildings shall be con-
nected into a public system
within a flood plain and must
have sanitary connections de-
signed to protect the sewer
system from flooding.
( h ) Adequate flood channel
provisions must be provided.
T h e width of the floodway
should be determined in the
field and shall be protected
f r o in encroachment' by the
zoning ordinance and by the
u s e o f building setbacks.
Flood 'ay easements shall be
provided which will permit
n e c e s s a r y public channel`
maintenance and improve-
ment work.
(i) No ground water drains or,
s u r f a c e water connections
shall be connected to the sanf-
tary sewer system.
(j) All structures within flood
p l a i n areas must be flood
pproofed. All structures must
be water -ti ht and the design
must include measure to cope
with sewer backup and
ground water seepage.
SECTION 6, All of the appli-
cable provisions of the Zoning
and Subdivision Ordinances of
the Village shall remain in full
force and effect.
SECTION 7. Penalties - Non-
observance of the provisions of
t h i s Ordinance or failure to
comply with any of its require-
ments shall constitute a viola-
tion, and any person upou con-
viction thereof shall be fined not
more than five hundred
($500.00) dollars for each of-
fense. Proceedings hereunder
in a y be commences} by. war-
rant, arrest or summons. Each
d a y such violation continues
shall be considered a separate
offense.
The owner or tenant of any
building, structure, premises or
part thereof, and any architect,
builder, contractor, agent or
other person who commits, par -
ticipates in, assists in or main-
tains such violation may each
be found guilty of a separate of-
fense and subject to the penal-
ties provided herein.
Nothing contained herein shall
prevent the Village from taking
such other lawful action as is
necessary to . prevent or remedy
any violation
SECTION 8. The provisions of
this Ordinance shall be sepa-
rable. If any provision shall be
a d. j u d g e d to be invalid, the
same shall not affect any other
provision hereof.
SECTION 9. This Ordinance
shall be in full force and effect,
from and after its passage, ap-
proval and publication accord -
1ng to law.
AYES: 6 NAYS: 0
n APPROVED:
3 s /DONALD J. THOMPSON
President
a ATTEST:
r
18.04.010 -- 18.04.020
Title 18
FLOODPLAIN REGULATIONS*
Chapters:
18.04 General Provisions
18.08 Definitions
1$.12 Requirements and Restrictions
18.16 Violations
Chapter 18.04
GENERAL PROVISIONS
Sections:
18.04.010 Purpose.
18.04.020 Scope.
18.04.030 Compliance with other applicable regulations
required.
C 18.04.010 Purpose. The regulations contained in this
title governing the development and use of land designated
as floodplains are established for the following purposes:
A. To preclude the uneconomic, hazardous, or unneces-
sary use of floodplains in connection with buildings, struc-
tures, roads or other facilities and to minimize the exposure
of such facilities to potential flood damage;
B. To maintain the capacity of the floodplain to con-
tain floodwaters;
C. To permit only such uses and improvements in the
floodplain lands as will not be damaged materially by flooding
or be hazardous during flood periods;
D. To avoid the creation of new flooding problems.
(Ord. 79 -40 91(part), 1979: Ord, 74 -32 §1, 1974).
18.04.020 Scope. This title is intended to supplement
the Buffalo Grove zoning ordinance, subdivision ordinance,
building code and stormwater and detention ordinance and further
For statutory provisions authorizing municipalities to
minimize flood damage, see Ill.Rev.Stat.1977 Ch. 24
§11 -13 -1.
295 (Buffalo Grove 10/15/79)
18.04.030
regulate and restrict the subdivision, layout, and improve-
ment of land, including drainage, underground utilities and
service facilities; the excavating, filling and grading of
lots and other parcels and areas of floodplains, and storing
of certain materials thereon, stream and other floodwater
runoff channels, and detention ponds and basins; and the lo-
cation, construction and elevation of buildings and other
structures and parts and appurtenances thereof, and the drain-
age of parking and other paved lots or areas. In the event
there is any conflict between the provisions of this title
and any other village ordinance, the more restrictive provi-
sion or provisions shall be applicable. (Ord. 79 -40 §1(part),
1979: Ord. 74 -32 §4(a), 1974).
18.04.030 Compliance with other applicable regulations
required. Before starting any of the work or uses regulated
by this title, an applicant shall comply with requirements
set forth in all other applicable ordinances and regulations
with respect to submission and approval of preliminary and
final subdivision plats, improvement plans, building and
zoning permits, inspections, appeals, and similar matters,
along with those set forth in this title as required by federal
or state statutes and regulations of any departments of the
state. (Ord. 79 -40 §1(part), 1979: Ord. 74 -32 §4(b), 1974).
Sections:
18.08.010
18.08.020
18.08.030
18.08.040
18.08.050
18.08.060
18.08.070
18.08.080
18.08.090
18.08.100
18.08.110
18.08.120
18.08.130
18.08.140
18.08.150
18.08.160
18.08. 170
Chapter 18.08
DEFINITIONS
Area of special flood hazard.
Base flood.
Base flood area.
Compensatory storage.
Development.
Flood.
Flood frequency.
Flood fringe.
Flood Hazard Boundary Map.
Flood Insurance Study.
Flood of record.
Flood profile.
Floodplain.
Floodproofing.
Floodway.
Freeboard.
High water elevation.
296 (Buffalo Grove 1/15/80)
is Sections: (Co
18.0 ".180
18.08.190
18.08.200
18.08.210
18.08.220
18.08.230
18.08.240
18.08.010 -- 18.08.070
ntinued)
Hydrostatic uplift.
Mobile home.
Mobile home park.
One - hundred -year flood.
Risk premium rate zones.
Structure.
Substantial improvement.
18.08.010 Area of special flood hazard. "Area of
special flood hazard" means the land in a floodplain subject
to a one percent or greater chance of flooding in any given
year. (Ord. 79 -40 91(part), 1979).
18.08.020 Base flood. "Base flood" means the flood
having a one percent chance of being equalled or exceeded
in any given year, or in areas for which one hundred -year
flood data is not available, "base flood" is the flood of
record. (Ord. 79 -40 §1(part), 1979).
18.08.030 Base flood area. "Base flood area" means
the land area subject to inundation by waters of the base
flood. (Ord. 79 -40 51 (part) , 1979) .
18.08.040 Compensatory storage. "Compensatory storage"
means an artificially excavated volume of storage within the
base flood area designed to balance the loss of natural flood
storage capacity when artificial fill or structures are
placed within the floodplain. (Ord. 79 -40 §1(part), 1979).
18.08.050 Development. "Development" means any man-
made change to improved or unimproved real estate, including
but not limited to constructions of or substantial improve-
ments to building or other structures, the placement of mobile
homes, mining, dredging, filling, grading, paving, excavation
or drilling operations. (Ord. 79 -40 §1(part), 1979: Ord.
74 -32 §2 (part) , 1974) .
18.08.060 Flood. "Flood" means the condition existing
�•rhen the waters of any watercourse, pond, or depression
temporarily rise to a height above their normal levels and
overflow the boundaries within which they are ordinarily con-
tained and also would be the condition of unusual rapid ac-
cumulation or runoff of surface waters. (Ord. 79 -49 §1(part)
1979) .
18.08.070 Flood frequency. "Flood frequency" means a
period of years based on statistical analysis, during which
a flood of a stated magnitude may be expected to be equalled
or exceeded. (Ord. 79 -40 51(part), 1979).
297 (Buffalo Grove 1/15/80)
18.08.080 -- 18.08.150
18.08.080 Flood fringe. "Flood fringe" means the
higher portion of the floodplain, immediately adjacent to and
on either side of the floodway, occupied by quiescent or slow -
moving waters during floods. (Ord. 79 -40 §1(part), 1979).
18.08.090 Flood Hazard Boundary Map. "Flood Hazard
Boundary Map" means an official map of the village or other
surrounding jurisdiction, issued or approved by the Adminis-
trator of the Federal Insurance Administration, on which the
areas having special flood hazard have been drawn and desig-
nated as Zone A. (Ord. 79 -40 §1(part), 1979).
18.08.100 Flood Insurance Study. "Flood Insurance
Study" means an examination and evaluation of hydrolic and
hydraulic data sponsored by the Federal Insurance Administra-
tion to determine base flood flows, elevations, areas, and
floodways. The Flood Insurance Study also determines flows,
elevations, and areas of floods having lesser and greater
frequencies of occurrence. (Ord. 79 -40 91(part), 1979:
Ord. 78 -66 §1, 1978).
18.08.110 Flood of record. "Flood of record" means an
actual historical flood event for which sufficient records
are available to establish its extent. No uniform pro-
bability of occurrence is associated with floods of record;
however, the probability of occurrence may be determined for
the event at specific locations. (Ord. 79 -40 §1(part), 1979).
18.08.120 Flood profile. "Flood profile" means a
graphical representation of the elevation of the water sur-
face of the one hundred -year flood along a watercourse of
the village. (Ord. 79 -40 §1(part), 1979).
18.08.130 r'lood 1p ain. " Floodplain" means the special
flood hazard lands adjoining a watercourse, whose surface
elevation is lower than the base flood elevation, that are
subject to periodic inundation during floods. (Ord. 79 -40
91 (part) , 1979) .
18.08.140 Floodproofing. "Floodproofina" consists of modifi-
cations to structures made to reduce flood damages. These
changes may be made to existing structures or incorporated
in the design of new structures. In all instances, flood -
proofing must be watertight and must be adequate without the
need for human intervention, (Ord. 79 -40 §1(part), 1979).
18.08.150 Floodway. "Floodway" means the channel of a
watercourse and those portions of the adjoining floodplains
which are required to carry and discharge the one hundred -
year flood with no significant increase in the base flood
elevation. (Ord. 79 -40 §1(part), 1979: Ord. 74 -32 52(c),
1974) .
298 (Buffalo Grove 1/15/80)
18.08.160 -- 18.08.220
18.08.160 Freeboard. "Freeboard" means an increment of
elevation added to the base flood elevation to provide a factor
of safety for uncertainties in calculations, unknown localized -
conditions, wave actions, and unpredictable effects such as
may be caused by ice or debris jams. (Ord. 79 -40 §1(part),
1979) .
18.08.170 High water elevation. "High water elevation,"
applicable to a building, building site or part of a lot, par-
cel or other area of land, means the flood base elevation
established for the adjoining or nearest stream or other flood-
water runoff channel measured at right angles to the general
direction of flow in the stream or channel. The applicable
high water elevation shall be determined by the village
engineer. (Ord. 79 -40 51(part), 1979).
18.08.180 Hydrostatic uplift. "Hydrostatic uplift" means
the upward pressure exerted on floorslabs or an entire struc-
ture by standing water or groundwater, which tends to float a
structure or crack the floor. (Ord. 79 -40 §1(part), 1979).
18.08.190 Mobile home. "Mobile home" means a structure
transportable in one or more sections, which is built on a
permanent chassis and designed to be used with or without a
permanent foundation when connected to the required utilities.
It does not include recreational vehicles or travel trailers.
(Ord. 79 -40 91(part), 1979).
18.08.200 Mobile home park. "Mobile home park" means a
parcel or contiguous parcels of land which has been so desig-
nated and improved that it contains two or more mobile home
lots available to the general public for sale or rent and
the placement thereon of the mobile homes for occupancy. (Ord.
79 -40 §1(part), 1979: Ord. 74 -32 §2(d), 1974).
18.08.210 One- hundred -year flood. "One- hundred -year
flood" means a flood magnitude with a one percent statistical
chance of being equalled or exceeded during any year. A flood
this large would be reached once during a one hundred -year
period, on the average; however, the occurrence of such an
event does not diminish the chance of its recurring again
at any time. (Ord. 79 -40 §1(part), 1979).
18.08.220 Risk premium rate zones. "Risk premium rate
zone" means a flood hazard area designated according to the
degree of flooding it would experience during the base flood.
The symbols used to designate these zones are as follows:
299 (Buffalo Grove 1/15/80)
18.08.230 -- 18.08.240
�- Zone Symbol:
A- - - - - - -- -Area of special flood hazard without water surface
elevations determined.
A1- 99 - - -- -Area of special flood hazard with water surface
elevations determined.
AH -------- Area of special flood hazards having a level water
surface (ponding) with water depths between one and
three feet.
AO------ - -Area of special flood hazards having a sloping water
surface (sheet runoff) with water depths between one
and three feet.
VO -------- Area of special flood hazards having shallow water
depths and /or unpredictable flow paths between one
and three feet and with velocity.
B------- - -Area of moderate flood hazards.
C------- - -Area of minimal hazards.
(Ord. 79 -40 §1 (part) , 1979) .
r�
18.08.230 Structure. "Structure" means a walled and
roofed building including a gas or liquid storage tank, that
is principally above ground, as well as a mobile home. (Ord.
79 -40 51 (part) , 1979) .
18.08.240 Substantial improvement. "Substantial improve-
ment" means any repair, reconstruction, or improvement of a
structure, the cost of which equals or exceeds fifty percent of
of the market value of the structure either before the improve-
ment or repair is started or if the structure has been damaged,
and is being restored, before the damage occurred. (Ord.
79 -40 §1(part), 1979).
Chapter 18.12
REQUIREMENTS AND RESTRICTIONS
Sections:
18.12.010 Flood Insurance Rate Map.
18.12.020 Permit required.
18.12.030 Permit application.
18.12.040 Restrictions -- Generally.
18.12.050 Base flood elevation.
18.12.060 Dimensions above high water elevations.
18.12.070 New construction and substantial improvement
standards.
18.12.080 Mobile home standards.
18.12.090 Utility standards.
18.12.100 Development standards.
18.12.110 Storage of floatable materials.
30n (Buffalo Grove 1/15/80)
Sections: (Co
18.12.120
18.12.130
18.12.140
18.12.150
18.12.160
18.12.010 -- 18.12.020
ntinued)
Storage of non - floatable materials.
Watercourse standards.
Reports and records.
Variances.
Municipal liability.
18.12.010. Flood Insurance Rate Map. The Flood Insurance
Rate Map No. 170068 0005B dated September 14, 1979, and amend-
ments thereto, delineating A Zones as areas that are susceptible
to the base flood as prepared by the United States Department
of Housing and Urban Development, Federal Insurance Administra-
tion, is hereby adopted by reference for the purpose of this
title and filed as a record in the office of the village clerk.
For those areas where the Federal Insurance Administration
has not presented base flood elevations in conjunction with
the Flood Insurance Rate Map, the base flood elevation will
be determined by using the following data in descending order
of overall accuracy, completeness and currentness. When
data of higher order becomes available, data of lower order
will not be used:
A. HUD Flood Insurance Studies (FIS), if certified by
Illinois Department of Transportation, Division of Water
Resources (IDOT -DWR);
B. Illinois Department of Transportation - Division of
Water Resources (IDOT -DWR) Regulatory Floodplain Maps and
Profiles;
C. Soil Conservation Service - Metropolitan Sanitary
District of Greater Chicago (SCS- MSDGC) Floodwater Manage-
ment Plans, using the "without project" data shown therein;
D. Other detailed one hundred -year flood studies, if
certified by IDOT -DWR;
E. Flood Hazard Boundary Maps (FHBM) and Approximate
FIS data;
F. United States Geological Survey- Northeastern Illinois
Planning Commission (USGS -NIPC) Hydrologic Investigation
Atlases (Flood of Record);
If an A Zone is not delineated on the best available
data used for determining flood hazardous areas, the areas.so
designated as susceptible to flooding shall be deemed to be
designated as A Zones for the purpose of this title. (Ord.
79 -40 §1 (part) , 1979) .
18.12.020 Permit required. No person, firm or corpora-
tion shall commence any construction, substantial improvement,
subdivision of land, placement of mobile homes, or other
development in areas located in an A Zone without first ob-
taining a permit from the village engineer. The village
engineer shall not issue such permit for any construction,
substantial improvement, or other development that does not
301 (Buffalo Grove 1/15/80)
18.12.030 -- 18.12.060
comply with the provisions of this title or that has been
denied a permit required by the federal or state law. (Ord.
79 -40 51 (part) , 1979) .
18.12.030 Permit application. A. Within areas desig-
nated as A Zones each application for development shall be
accompanied by elevations, in relation to mean sea level,
of the lowest habitable floor, including basement, and in
the case of floodproofed structures, the elevations to which
it will be floodproofed.
B. The village engineer shall require certification
from a registered professional engineer or architect that
floodproofing methods are adequate to withstand the flood
depths, pressures, velocities, impacts, forces and hydro-
static uplift and other factors associated with the base
flood.
C. The application shall also contain information or
certification as reasonably may be required by the village
engineer in order to determine eligibility for permits or to
enforce the terms of this title.
D. The village engineer shall review applications for
permit and determine before issuing a permit that the
development activity would be reasonably safe from flood
damage. (Ord. 79 -40 51(part), 1979).
18.12.040 Restrictions -- Generally. Any permitted use
on floodplain lands as provided for in the Buffalo Grove zoning
ordinance shall be subject to the provisions set forth in this
chapter. (Ord. 79 -40 51 (part) , 1979) .
18.12.050 Base flood elevation. The village engineer
shall obtain, review, and reasonably utilize base flood
elevation data available from federal, state or other sources
until such time as such data has been received from the Federal
Insurance Administration. Base flood data from a flood in-
surance study published by the Administration shall take
precedence over data from other sources. (Ord. 79 -40 51(part),
1979: Ord. 74 -32 53(part), 1974).
18.12.060 Dimensions above high water elevations.
Wherever reference is made to two and one -half feet above
high water elevation, that dimension shall apply to those
areas covered by the SCS- Floodwater Management plans or data
sources of a higher order of accuracy; for areas not covered
by the SCS -MSD Floodwater Management Plans or data sources
of a higher order of accuracy, the applicable dimension above
high water elevation is increased to four feet. (Ord. 79 -40
51 (part) , 19 79) .
301 -1 (Buffalo Grove 1/15/80)
18.12.070 -- 18.12.080
18.12.080 Mobile home standards. A. All mobile home
parks and mobile home subdivisions located in an A Zone shall
file evacuation plans indicating vehicular access and escape
routes, including mobile home hauler routes with appropriate
disaster preparedness authorities.
301 -2 (Buffalo Grove 1/15/80)
1.8.12.070 New construction and substantial improvement
standards. A. All new construction and substantial improve-
ment to structures shall have:
1. The proposed site of the structure filled so
that the elevation of the top of the foundation for the
structure is at least two and one -half feet above the base
flood elevation;
2. Basements, cellars or crawl spaces made of con-
crete, structurally adequate, poured in place with no open-
ings below an elevation two and one -half feet above the
base flood elevation except for openings for utilities which
shall be sealed, floodproofed and made watertight in a manner
acceptable to the building commissioner;
3. A door sill, window sill, or the base of any
other opening in the outer walls of a structure or any gravity
connected sewer opening constructed at an elevation not
lower than two and one -half feet above the base flood eleva-
tion;
4. All structures floodproofed, watertight and
designed to prevent sewer backup and groundwater seepage
according to standards approved by the building commissioner.
B. In addition to the above, all new construction and
substantial improvements to structures located in an A Zone
shall:
1. Have the lowest floor, including basement, ele-
vated to a minimum of one foot above the base flood eleva-
tions;
2. Be designed or modified and adequately anchored
to prevent flotation, collapse, or lateral movement of the
structure;
3. Be constructed with materials and utility equip-
ment resistant to flood damage;
4. Be constructed by methods and practices that
minimize flood damage to other properties;
5. Have the elevation of the ground for a minimum dis-
tance of twenty -five feet immediately surrounding any build-
ing or structure erected or moved within a floodplain at an
elevation which is not less than one foot above the high water
elevation for the site; and
6. Have all structural components below the base
flood elevation designed to be watertight with walls sub-
stantially impermeable to the passage of water and such struc-
tural components shall be designed to resist hydrostatic and
hydrodynamic loads and the effects of buoyancy. (Ord. 79-
40 §1(part), 1979) .
18.12.080 Mobile home standards. A. All mobile home
parks and mobile home subdivisions located in an A Zone shall
file evacuation plans indicating vehicular access and escape
routes, including mobile home hauler routes with appropriate
disaster preparedness authorities.
301 -2 (Buffalo Grove 1/15/80)
18.12.090
B. All mobile homes to be placed on a site located in
an A Zone shall:
1. Have the lowest floor elevated one foot above the
base flood elevation;
2. In the instance of elevation on pilings, have all
piling foundations placed in stable soil no more than ten
feet apart, and reinforcement shall be provided for piers
more than six feet above ground;
3. Have lots large enough to permit steps to the
mobile home and have adequate surface drainage on all sides
of the structure;
4. Be placed to prevent flotation collapse, or
lateral movement of the structure due to flooding;
5. Be anchored according to the following specifica-
tions:
a. Over- the -top ties shall be provided at each
of the four corners of the mobile home, with two additional
ties per side at intermediate locations and mobile homes less
than fifty feet long shall require one additional tie per
side,
b. Frame ties shall be provided at each corner
of the mobile home with five additional ties per side at
intermediate points and mobile homes less than fifty feet
long shall require four additional ties per side,
C. All components of the anchoring system shall
be capable of carrying four thousand eight hundred pounds,
and
d. Any additions to the mobile home shall be
similarly anchored. (Ord. 79 -40 91(part), 1979).
18.12.090_ Utility standards. All new construction and
substantial improvements to utilities located in an A Zone
shall provide that:
A. All new and replacement water supply system shall be
designed to minimize or eliminate infiltration of flood waters
into the systems.
B. All new and replacement sanitary sewage systems
shall be designed to minimize or eliminate infiltration of
flood waters into the systems and discharges from the systems
into the flood waters.
C. All new and replacement sanitary manholes must
have rim elevations thirty inches above the base flood eleva-
tion or must be provided with watertight lock -type covers of
a type acceptable to the Metropolitan Sanitary District of
Greater Chicago and to the village engineer.
D. All connections of groundwater drains or surface
water drains to the sanitary sewer are prohibited.
E. All new and replacement on -site water disposal systems
shall be located to avoid impairment to them or contamination
from them during flooding.
301 -3 (Buffalo Grove 1/15/80)
18.12.100
C F. All public utilities shall be constructed in con-
formance with the "Manual for Design of Public Improvements
in the Village of Buffalo Grove." (Ord. 79 -40 91(part),
1979).
18.12.100 Development standards. A. All developments
shall provide that:
1. All development proposals shall be designed to
minimize flood damage to the proposed subdivision or develop-
ment site as well as to other properties;
2. All public utilities and facilities, such as
sewer, gas, electrical, and water systems shall be located,
elevated and constructed to minimize or eliminate flood
damage;
3. Adequate drainage shall be provided so as to re-
duce exposure to flood hazards;
4. When the drainage plan for the proposed structure
site requires rear or side lot drainage easements, such ease-
ments shall be centered on lot lines and shall be a minimum of
ten feet in width. No other structure except utilities shall'be
located in these drainage easements;
5. Adequate floodway provisions must be provided.
The width of the required floodway shall be as determined
in a Flood Insurance Study and shall be protected from
encroachment. In areas beyond any Flood Insurance Study,
the width of the required floodway shall be as determined
in the field by the village engineer and shall be protected
from encroachment. All buildings, structures, including
mobile homes, development and substantial improvements shall
be set back from the centerline of any stream or channel
at least the distance required to prevent encroachment of
the floodway widths, but in no case less than one hundred
feet from the center line of Buffalo Creek and Aptakisic Creek.
Floodway easements shall be provided which will permit neces-
sary channel maintenance and improvement work. The one
hundred foot floodway width established from the center
line of Buffalo Creek shall not apply to Emmerich Park East
(being a property acquired by the Buffalo Grove Park District
and paid for by General Obligation Bonds authorized by public
referendum), provided necessary permits are obtained from the
Illinois Department of Transportation, and the Army Corps of
Engineers, if applicable;
6. The elvation of the crown of any new street or
the low point of any new exterior parking area constructed
within or adjacent to the floodplain shall be not less than
one foot above the high water elevation for the area. The
design of such facilities shall be such that the normal
direction of course of drainage or runoff through the area
is not altered;
7. The filling of floodplain lands will be permitted
provided it is compensated for or balanced by at least an
301 -4 (Buffalo Grove 3/82)
18.12.110 -- 18.12.120
Cequal
volume of excavation between normal dry weather flow
or pool elevation and high water elevation in the immediate
vicinity of the area filled. In the case of streams and
channels, such excavation shall be made opposite or just
upstream from the filled -in area. The placement of fill ma-
terial shall parallel the stream channel, shall not encroach
on the floodway, shall not impede the flow of floodwater,
and shall not reduce the water retention capacity of the
floodplain;
8. Dams constructed to form floodwater detention
ponds, basins, or lakes shall be designed so that there
i.All be no backup of waters into buildings or structures
affected upstream of the dams and shall be provided with out-
lets to detain or slowly empty the storage pool following
periods of runoff according to the capacity of the downstream
channel to carry the flow safely;
9. Sharply meandering streams or channels may be
partially straightened and minor changes made in other
channels, subject to the approval of the village engineer,
provided: (a) the hydraulic capacity of the floodway is
maintained, (b) the volume of floodwater storage outside
the floodway is not reduced, (c; provision is made to
stabilize the banks of the modified channel to control erosion,
and (d) any additional permits for this work that are re-
quired by the Illinois Department of Transportation and the
Corps of Engineers are obtained.
B. For all proposed subdivisions and other developments
located in an A Zone, the applicant shall show the base
flood elevation data for each lot or platted parcel; pro-
vided, that if the base flood elevation data is not avail-
able, the applicant shall compute and provide this informa-
tion for each lot or platted parcel of a subdivision or new
development proposal. (Ord. 81 -51 91, 1981; Ord. 79 -40 §1
(part), 1979: Ord. 78 -66 52, 1978).
C
18.12.110 Storage of floatable materials. Lots, tree
stumps and branches, lumber products and any other floatable
materials may be placed or stored in the open on floodplain
land, where permitted by the Buffalo Grove zoning ordinance and
other applicable laws; provided, the area so used is enclosed by
an open wire fence properly anchored and of sufficient
strength to restrain such materials from floating downstream
during times of high water. (Ord. 79 -40 Sl(part), 19791).
18.12.120 Storage of non-:floatable materials. The open
storage on floodplain land of inoperable motor vehicles,
machinery, and other non - floatable materials, where permitted
by the Buffalo Grove zoning ordinance and other applicable laws,
shall be considered the same as placement of fill on the flood-
plain and shall be subject to the regulations in this chapter
relating to making fills. (Ord. 79 -40 91(part), 1979).
301 -5 (Buffalo Grove 3/82)
18.12.130
18.12.130 Watercourse standards. The village engineer
shall notify adjacent communities prior to any alteration or
relocation of a watercourse. The flood- carrying capacity
within the altered or relocated portion of any watercourse
shall be maintained. (Ord. 79 -40 51(part), 1979).
301 -5a (Buffalo Grove 3/82)
18.12.140 -- 18.16.010
18.12.140 Reports and records. A. The village engineer
shall provide the Federal Insurance Administration with an
annual report on forms as provided to the village by the
Federal Insurance Administration.
B. The village engineer shall maintain the records of
top of foundation elevations, floodplain elevations, flood -
proofing certifications, all variance documents required by
Section 1910.6 (a) (5) and (6) of the Rules and Regulations
of the National Flood Insurance Program, permit applications,
and all other records required by the Federal Insurance Ad-
ministration. (Ord. 79 -40 §1(part), 1979).
18.12.150 Variances. Upon proper application and after
fifteen days' notice of a public hearing, the plan commission
will hold a.public hearing and may recommend to the corporate
authorities that a variation of this title be granted. The
corporate authorities may grant a variance of this title sub-
ject to compliance with the provisions of Section 1910.6(a) of
the Rules and Regulations of the National Flood Insurance Pro-
gram and such other conditions as the corporate authorities
deem necessary to comply with the intent of this title. (Ord.
79 -40 §1(part), 1979: Ord. 74 -32 53(b), 1974).
18.12.160 Municipal liability. The granting of a
permit or approval of a subdivision plan in any floodplain
C area shall not constitute a representation, guarantee, or
warranty of any kind by the corporate authorities of the
village or by an officer or employee thereof, of the practic-
ability or safety of any structure, use or plan, and shall
create no liability upon, or cause of action against the
village, any officer or employee, for damage which may result
therefrom. (Ord. 79 -40 91(part), 1979).
Chapter 18.16
VIOLATIONS
Sections:
18.16.010 Violation -- Penalty.
18.16.010 Violation -- Penalty. Any violation of the
provisions of this title shall be punished according to the
provisions of Section 1.08.010. (Ord. 79 -40 S1(part), 1979:
added during 1978 codification).
301 -6 (Buffalo Grove 1/15/80)