1974-032ORDINANCE NO. 74 -32
FLOOD PLAIN ORDINANCE
BE IT ORDAINED BY THE PRESIDENT AND BOARD 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 designated as flood plains
are established for the following purposes:
(a) To preclude the uneconomic, hazardous, or unnecessary use
of flood plains in connection.with buildings, structures,
roads or other facilities and to minimize the exposure of
such facilities to potential flood damage.
(b) To maintain the capacity of the flood plain to contain
flood waters.
(c) 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.
(d) To avoid the creation of new flooding problems.
SECTION II Definitions. For the purpose of this Ordinance, the
following definitions shall apply:
(a) Flood Base Elevation is that elevation of the 100 year flood
level as defined in the Floodplain Topographic Maps, Des Plaines
River Watershed, Cook and Lake Counties, Illinois, Buffalo -
Wheeling Sheets, prepared by the U. S. Department of
Agriculture Soil Conservation Service in 1974, including
subsequent editions, provided; however, that with respect to
areas not covered by the Floodplain Topographic Maps, flood
base elevation shall mean the highest flood of record as
reported by the U. S. Geological Survey for Floods in the
Wheeling Quandrangle, Illinois.
(b) High -Water Elevation applicable to a building, building
site or part of a lot, parcel or other area of land shall
be the flood base elevation established for the adjoining
or nearest stream or other floodwater 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.
(c) Flood Plain is that continuous land area adjacent to a
water course or water course bed, the elevation of which
is greater than the normal water level or pool 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 lot size established for the
zoning district in which it is located and which is
surrounded on more-than half its perimeter by lands having
an elevation equal to or less than the flood base elevation.
Function of the flood plain is essentially that of slow
moving storage of flood water.
(d) Floodway is the deeper part of the flood plain, including
the channel and adjoining parts, that is required for the
downstream movement of flood water as distinguished from
the shallower parts of the flood plain where the speed
of flow or current is lessened by the friction of bottom
materials and growth.
SECTION III. Requirements and Restrictions. Any permitted use on
flood plain lands as provided.for in the Zoning Ordinance shall be
subject to the following provisions:
(a) Wherever reference is made to two and one -half (2 -1/2)
feet above high water elevation, that dimension shall
apply to those areas covered by the Floodplain Topographic
Maps; for areas not covered by the Floodplain Topographic
Maps, the applicable dimension above high water elevation
is increased to four (4) feet.
(b) No new or existing, building or structure shall be erected
or moved within a flood plain unless the lowest floor,
including the basement /cellar floor, is at an elevation
which is not less than two and one -half (2 -1/2) feet-above
the High -Water Elevation for the site; provided, however,
that basement /cellar floors may be erected below such
elevation when the top of any basement /cellar wall or the
bottom of any opening therein is not less than two and one-
half (2 -1/2) feet above such elevation and the construction 0-f
such basement /cellar floors and walls complies with the
requirements of the Village of Buffalo Grove Building Codes.
When the building wall encloses open space that is below
the high water elevation, low level gravity building drain
connections are prohibited and overhead sewers are required..
(c) The elevation of the ground for a minimum distance of
twenty -five (25) feet immediately surrounding any building
or structure erected or moved within a flood plain shall
be at an elevation which is not less than one foot above
the high water elevation for the site.
(d) The outer walls, basement /cellar floor and areaways of a
building which enclose open space that is below the
established high -water elevation plus two and one -half
(2 -1/2) feet, shall.be constructed of monolithic concrete,
"up to this elevation, shall be watertight and be designed
to withstand the hydrostatic pressure caused by floodwater
standing at high -water elevation adjoining the building
site.
(e) All structures within flood plain areas must be flood
proofed. All structures must be watertight and the
design must include measures to cope with sewer backup
and ground water seepage.
.(f) No ground water drains or surface water drainage shall
be connected to the sanitary sewer system.
(g) All connections into a sanitary sewer system within a
flood plain must be designed to protect the sewer system
from flooding.
(h) Sanitary manholes constructed within flood plain areas
must have rim elevations two and one -half (2 -1/2) feet
above the flood base elevation or must be provided with
watertight, lock -type covers.
(i) The elevation of the crown of any new street or.the low
point of any new exterior parking area constructed within
or adjacent to the flood plain 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.
-2-
(j) Logs, tree stumps and branches, lumber products and any
other floatable materials may be placed or stored in the
open on flood plain land, where permitted by the 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.
(k) The open storage on flood plain land of inoperable motor
vehicles, machinery and other non- floatable materials, where
permitted by the 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
herein relating to making fills.
(1) Adequate flood channel provisions must be provided. The
width of the required floodway shall be determined in the
field by the Village Engineer and should be protected from
encroachment. All buildings, structures and fill 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 hundrdd'(100)
feet from the centerline of Buffalo Creek and Aptakisic
Creek. Floodway easements shall be provided which will
permit necessary channel maintenance and improvement work.
(m) The filling of flood plain lands will be permitted provided
it is compensated for or balanced by at least an -equal
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
up- stream from the filled -in area. The placement of fill
material shall parallel the stream channel, shall not
encroach on the floodway, shall not impede the flow of
flood water, and shall not reduce the water retention
capacity of the flood plain.
(n) Dams constructed to form floodwater detention ponds,
basins, or lakes shall be designed so that there will be
no backup of waters into buildings or structures affected
upstream of the dams and shall be provided with outlets
to detain or slowly empty the storage pool U- -owing
periods of runoff according to the capacity of the
downstream channel to carry the flow safely.
SECTION IV. Scope and Permits.
(a) This Ordinance is intended to supplement the Buffalo Grove.
Zoning ordinance, Subdivision Regulations Ordinance, Building Code
and Storm Water Detention Ordinance and further regulate and restrict
the subdivision, layout, and improvement of land, including drainage,
underground utilities and service facilities; the excavating, filling
and grading of lots and other parcels and areas of flood plains,
the storing of certain materials thereon, stream and other flood
water runoff channels, and detention ponds and basins; and the
location, construction and elevation of buildings and other structures
and parts and appurtenances thereof, and the drainage of parking and
other paved lots.or areas. Inthe event there is any conflict between
the provisions of this ordinance and any other Village Ordinance, the
more restrictive provision or provisions shall be applicable.
(b) Before starting any of the work or .uses regulated by this
Ordinance, an applicant shall comply with requirements set forth in
all other applicable ordinances and regulations with respect to sub-
mission 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 ordinance as
required by State Statutes and regulations of any departments of the
State of Illinois.
SECTION V. Municipal Liability. The granting of a zoning permit or
-3-
A
approval of a subdivision plan in any flood plain area shall not
constitute a representation, guarantee, or warranty of any kind by
the corporate authorities of the Village or by an office or employee
thereof, of the practicability 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.
SECTION VI. Penalty. Any person, firm or corporation.violating any
of the provisions of this .Ordinance shall be fined not less than
ten dollars ($10.00) nor more than five hundred dollars ($500.00)
and a separate offense shall be deemed committed on each day during
which a violation occurs or continues.
SECTION VII. This ordinance shall be in full force and effect from
and after its passage, approval and publication as provided by law.
This Ordinance may be published in pamphlet form.
AYES: NAYES: v ABSENT: v
PASSED:
APPROVED:
PUBLISHED:
11
6
ORDINANCE NO. 74 -32
FLOOD PLAIN ORDINANCE
BE IT ORDAINED BY THE PRESIDENT AND BOARD 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 designated as flood plains
are established for the following purposes:
(a) To preclude the uneconomic, hazardous, or unnecessary use
of flood plains in connection with buildings, structures,
roads or other facilities and to minimize the exposure of
{ such facilities to potential flood damage.
s• (b) To maintain the capacity of the flood plain.to contain
flood waters.
(c) To permit only such uses and improvements in the flood plain
's lands as will not be damaged materially by flooding or be
hazardous during flood periods.
(d) To avoid the creation of new flooding problems.
SECTION II Definitions. For the purpose of this Ordinance, the
j following definitions shall apply:
(a) Flood Base Elevation is that elevation of the 100 year flood
I level as defined in the Floodplain Topographic Maps, Des Plaine
River Watershed, Cook and Lake Counties, Illinois, Buffalo -
Wheeling Sheets, prepared by the U. S. Department of
Agriculture Soil Conservation Service in 1974, including
subsequent editions, provided; however, that with respect to
areas not covered by the Floodplain Topographic Maps, flood
base elevation shall mean the highest flood of record as
reported by the U. S. Geological Survey for Floods in the
Wheeling Quandrangle, Illinois.
(b) High -Water Elevation applicable to a building, building
site or part of a lot, parcel or other area of land shall
be the flood base elevation established for the adjoining
or nearest stream or other floodwater 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.
(c) Flood Plain is that continuous land area adjacent to a
water course or water course bed, the elevation of which
is greater than the normal water level or pool 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 lot size established for the
zoning district in which it is located and which is
surrounded on more than half its perimeter by lands having
an elevation equal to or less than the flood base elevation.
Function of the flood plain is essentially that of slow-
moving storage of flood water.
(d) Floodway is the deeper part of the flood plain, including
the channel and adjoining parts, that is required for the
downstream movement of flood water as distinguished from
the shallower parts of the flood plain where the speed
of flow or current is lessened by the friction of bottom
materials and growth.
I
SECTION III. Requirements and Restrictions. Any permitted use on
flood plain lands as provided.for in the Zoning Ordinance shall be
subject to the following provisions:
(a) Wherever reference is made to two and one -half (2 -1/2)
feet above high water elevation, that .dimension shall
apply to those areas covered by the Floodplain Topographic
Maps; for areas not covered by the Floodplain Topographic
Maps, the applicable dimension above high water elevation
is increased to four (4) feet.
(b) No new or existing building or structure shall be erected
or moved within a flood plain unless the lowest floor,
including the basement /cellar floor, is at an elevation
which is not less than two and one -half (2 -1/2) feet above
the High -Water Elevation for the site; provided, however,
that basement /cellar floors may be erected below such
elevation when the top of any basement /cellar wall or the
bottom of any opening therein is not less than two and one - ;
half (2 -1/2) feet above such elevation and the construction-of
such basement /cellar floors and walls complies with the
requirements of the Village of Buffalo Grove Building Codes.
When the building wall encloses open space that is below
the high water elevation, low level gravity building drain
connections are prohibited and overhead sewers are required.
(c) The elevation of the ground for a minimum distance of
twenty -five (25) feet immediately surrounding any building
1 or structure erected or moved within a flood plain shall
be at an elevation which is not less than one foot above
the high water elevation for the site.
j (d) The outer walls, basement /cellar floor and areaways of a
building.which enclose open space that is below the
established high -water elevation plus two and one -half
(2 -1/2) feet, shall be constructed of monolithic concrete
up to this elevation, shall be.watertight and be designed
to withstand the hydrostatic pressure caused by floodwater
standing at high -water elevation adjoining the building
site.
(e) All structures within flood plain areas must be flood
proofed. All structures must be watertight and the
design must include measures to cope with sewer backup
and ground water seepage.
(f) No ground water drains or surface water drainage shall
be connected to the sanitary sewer system.
(g) All connections into a sanitary sewer system within a
flood plain must be designed to protect the sewer system
from flooding.
(h) Sanitary manholes constructed within flood plain areas
must have rim elevations two and one -half (2 -1/2) feet
above the flood base elevation or must be provided with
watertight, lock -type covers.
(i) The elevation of the crown of any new street or the low
point of any new exterior parking area constructed within
or adjacent to the flood plain 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.
-2-
i (j) Logs, tree stumps and branches, lumber products and any
other floatable materials may be placed or stored in the
open on flood plain land, where permitted by the 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.
(k) The open storage on flood plain land of inoperable motor
vehicles, machinery and other non - floatable materials, where
permitted by the 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
herein relating to making fills.
(1) Adequate flood channel provisions must be provided. The
width of the required floodway shall be determined in the
field by the Village Engineer and should be protected from
encroachment. All buildings; structures and fill 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 (100)
feet from the centerline of Buffalo Creek and Aptakisic
Creek. Floodway easements shall be provided which will
permit necessary channel maintenance and improvement work.
i
(m) The filling of flood plain lands will be permitted provided
i it is compensated for or balanced by at least an equal
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
up- stream from the filled -in area. The placement of fill
material shall parallel the stream channel, shall not
encroach on the floodway, shall not impede the flow of
flood water, and shall not reduce the water retention
capacity of the flood plain.
(n) Dams constructed to form floodwater detention ponds,
basins, or lakes shall be designed so that there will be
no backup of waters into buildings or structures affected
upstream of the dams and shall be provided with outlets
to detain or slowly empty the storage pool fallowing
periods of runoff according to the capacity of the
downstream channel to carry the flow safely.
SECTION IV. Scope and Permits.
(a) This Ordinance is intended to supplement the Buffalo Grove
Zoning Ordinance, Subdivision Regulations Ordinance, Building Code
and Storm Water Detention Ordinance and further regulate and restrict
the subdivision, layout, and improvement of land, including drainage,
underground utilities and service facilities; the excavating, filling
and grading of lots and other parcels and areas of flood plains,
the storing.of certain materials thereon, stream and other flood
water runoff channels, and detention ponds and basins; and the
location, construction and elevation of buildings and other structures
and parts and appurtenances thereof, and the drainage of parking and
other paved lots or areas. Inthe event there is any conflict between
the provisions of this Ordinance and any other Village Ordinance, the
more restrictive provision or provisions shall be applicable.
(b) Before starting any of the work or uses regulated by this
Ordinance, an applicant shall comply with requirements set forth in
all other applicable ordinances and regulations with respect to sub -
mission 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 ordinance as
required by State Statutes and regulations of any departments of the
State of Illinois.
SECTION V. Municipal. Liability. The granting of a zoning permit or
-3
approval of a subdivision plan in any flood plain area shall not
constitute a representation, guarantee, or warranty of any kind by
the corporate authorities of the Village or by an office or employee
thereof,.of the practicability 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.
SECTION VI. Penalty. Any person, firm or corporation violating any
of the provisions of this Ordinance shall be fined not less than
ten dollars ($10.00) nor more than five hundred dollars ($500.00)
and a separate offense shall be deemed committed on each day during
which a violation occurs or continues.
SECTION VII. This ordinance shall be in full force and effect from
and after its passage, approval and publication as provided by law.
This Ordinance may be published in pamphlet form.
AYES: NAYES: J ABSENT: Q
PASSED: Q-"� 7 / ,g,-y
APPROVED: (/� / 97,11
PUBLISHED: D, /D
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