1979-040ORDINANCE NO. 79-40
AN ORDINANCE AMENDING THE FLOOD PLAIN ORDINANCE
BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE
OF BUFFALO GROVE, ILLINOIS, COOK AND LAKE COUNTIES, ILLINOIS:
SECTION ONE: Title 18 of the Buffalo Grove Municipal Code is amended
to read as follows:
Title 18 Floodplain Regulations
Chapter 18.04 General Provisions
18.04.010 Purpose. The regulations contained in this Title
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governing the development and use of land designated as
floodplains are established for the following purposes:
A. To preclude the uneconomic, hazardous, or unnecessary use
of floodplains 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 floodplain to contain
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.
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 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 floodplains, and
storing of certain materials thereon, stream and other floodwater
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. In the event there is any conflict between the provisions
of this Title and any other Village ordinance, the more restrictive
provision or provisions shall be applicable.
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.
Chapter 18.08 Definitions
18.08.010 Area of Special Flood Hazard. An "Area of Special Flood
Hazard" is the land in a floodplain subject to a one percent or greater
chance of flooding in any given year.
18.08.020 base Flood. The "Base Flood" is the flood having a one percent
chance of being equalled or exceeded in any given year, or in areas for
which 100 -year flood data is not available. 'Base Flood" is the flood of
record.
18.08.030 Base Flood Area. The 'Base Flood Area" is the land area
subject to inundation by waters of the base flood.
18.08.040 Compensatory Storage. "Compensatory Storage" is an artifically
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.
18.08.050 Development. "Development" is any man -made change to improved
or unimproved real estate, including but not limited to constructions of
or substantial improvements to building or other structures, the placement
of mobile homes, mining, dredging, filling, grading, paving, excavation or
drilling operations.
18.08.060 Flood. A "Flood" is the condition existing when 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 contained and also would be the condition of unusual rapid
accumulation or runoff of surface waters.
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18.08.070 Flood Frequency.
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"Flood Frequency" is a period of years based
on a statistical analysis, during which a flood of a stated magnitude may
be expected to be equalled or exceeded.
18.08.080 Flood Fringe. The "Flood Fringe" is 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.
18.08.090 Flood Hazard Boundary Map. A !'Flood Hazard Boundary Map" is
an official map of the Village or other surrounding jurisdiction, issued
or approved by the Administrator of the Federal Insurance Administration,
on which the areas having special flood hazard have been drawn and
designated as Zone A.
18.08.100 Flood Insurance Study. The "Flood Insurance Study" is an
examination and evaluation of hydrolic and hydraulic data sponsored by
the Federal Insurance Administration to determine base flood flows,
elevations, areas, and floodways. The Flood Insurance Study also determines
flows, elevations, and areas of fl_ -gods having lesser and greater frequencies
of occurrence.
18.08.110 Flood of Record. The "Flood of Record" is an actual historical
flood event for which sufficient records are available to establish its
extent. No uniform probability of occurrence is associated with floods
of record. However, the probability of occurrence may be determined for
the event at specific locations.
18.08.120 Flood Profile. A "Flood Profile" is a graphical representation
of the elevation of the water surface of the 100 -year flood along a water-
course of the Village.
18.08.130 Floodplain. The " Floodplain" is 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.
18.08.140 Floodproofing. - n oodproofing" consists of modifications 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, floodproofing must be watertight and must be adequate
without the need for human intervention.
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18.08.150 Fioodway. A "Floodway" is the channel of a watercourse and
those portions of the adjoining floodplains which are required to carry
and discharge the 100 -year flood with no significant increase in the base
flood elevation.
18.08.160 Freeboard. "Freeboard" is 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 unpre-
dictable effects such as may be caused by ice or debris jams.
18.08.170 Hitch Water Elevation. "High Water Elevation" applicable to
a building, building site or part of a lot, parcel or other area of land
is 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.
18.08.180 Hydrostatic Uplift. "Hydrostatic Uplift" is the upward pressure
exerted on floorslabs or an entire structure by standing water or ground-
water, which tends to float a structure or crack the floor.
18.08.190 Mobile Home. A "Mobile Home" is 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 rec reational vehicles or travel
trailers.
18.08.200 Mobile Home Park. A "Mobile Home Park" is a parcel or contiguous
parcels-of land which has been so designated and improved that it contains
two or more mobile home lol:s available to the general public for sale or
rent and the placement thereon of the mobile homes for occupancy.
18.08.210 Une Hundred Year Flood. A "One Hundred Year Flood" is 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 100 -year period, on the average. However, the occurrence of such an
event does not diminish the: chance of its recurring again at any time.
18.08.220 Risk Premium Rate Zones. A "Risk Premium Rate Zone" is a
flood hazard area designated according to the degree of flooding it would
experience during the base flood. The symbols used to designate these
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zones are as follows:
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 (1) and three (3) feet.
AO - - -- -Area of special flood hazards having a sloping water surface
(sheet runoff) with water depths between one (1) and three (3) feet.
VO ----- Area of special flood hazards having shallow water depths and /or
unpredictable flow paths between one (1) and three (3) feet and
with velocity.
B---- - -Area of moderate flood hazards.
C ------ Area of minimal hazards.
18.08.230 Structure. A "Structure" is a walled and roofed building
including a gas or liquid storage tank, that is principally above ground,
as well as a mobile home.
18.08.240 Substantial Improvement. A "Substantial Improvement" is any
repair, reconstruction, or improvement of a structure, the cost of which
equals or exceeds fifty percent (50%) of the market value of the structure
either before the improvement or repair is started or if the structure has
been damaged, and is being restored, before the damage occurred.
Chapter 18.12 Requirements and Restrictions.
18.12.010 Flood Insurance RateMMap. The Flood Insurance Rate Map.
No. 170068 0005B dated September 14, 1979 and amendments 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 Administration, is hereby adopted by
reference for the purpose of this Title and filed as a record in the
office of the Village Clerk.
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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 Management Plans, using the "without
project" data shown therein.
D. Other detailed 100 -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 (USES -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.
18.12.020 Permit Required. No person, firm or corporation 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 obtaining 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 comply with the provisions of this Title
or that has-been denied a permit required by the Federal or State law.
18.12.030 Permit Application
A. Within areas designated 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
floodp roof ed.
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
hydrostatic 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.
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 Title.
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
insurance study published by the Administration shall take precedence over
data from other sources.
18.12.060 Dimensions Above Highwater Elevations. 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 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 (4) feet.
18.12.070 New Construction and Substantial Im rovement Standards.
A. All new construction and substantial improvement to structures shall
have:
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1) the proposed site of the structure filled so that the elevation
of the top of the foundation for the structure is at lease two and one-
half (2 -1/2) feet above the Base Flood Elevation;
2) basements,, cellars or crawl spaces made of concrete, structurally .
adequate, poured in place with no openings below an elevation two and
one -half (2 -1/2) 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 Buffalo Grove 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 (2 -1/2) feet
above the Base Flood Elevation.
4) all structures floodproofed, watertight and designed to prevent sewer
backup and groundwater seepage according to standards approved by the
Buffalo Grove 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, elevated to a minimum of
one (1) foot above the Base Flood Elevations;
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 equipment 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 distance of twenty -five
(25) feet immediately surrounding any building or structure erected or
moved within a floodplain at an elevation which is not less than one (1)
foot above the high water elevation for the site; and
6) have all structural components below the Base Flood Elevation designed
to be water tight with walls substantially impermeable to the passage of
water and such structural components shall be designed to resist hydrostatic
and hydrodynamic loads and the effects of buoyancy.
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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.
B. All mobile homes to be placed on a site located in an A Zone shall:
1) have the lowest floor elevated one (l) 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 (10) feet apart, and reinforce-
ment shall be provided for piers more than six (6) 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 specifications:
a) over - the -top ties shall be provied 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 (50) feet long shall require one additional
tie per side.
b) frame ties shall be provided at each corner of the mobile home with
five (5) additional ties per side at intermediate points and mobile homes
less than fifty (50) feet long shall require four (4) additional ties per
side;
c) all components of the anchoring system shall be capable of carrying
four-thousand-eight-hundred (4,800) pounds and
d) any additions to the mobile home shall be similarly anchored.
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 systems shall be designed to
minimize or eliminate infiltration of flood waters into the systems.
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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 water.
C. All new and replacement sanitary manholes must have rim elevations
thirty (30) inches above the base flood elevation 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 ground water 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.
F. All public utilities shall be constructed in conformance with the
"Manual for Design of Public Improvements in the Village of Buffalo Grove."
18.12.100 Development Standards.
A. All developments shall provide that:
l) All development proposals shall be designed to minimize flood damage
to the proposed subdivision or development 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 reduce exposure to flood
hazards.
4) When the drainage plan for the proposed structure site requires rear
or side lot drainage easements, such easements shall be centered on lot
lines and shall be a minimum of ten (10) 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.
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All buildings, structures, including mobile homes, development and
substantial improvements shall be set back from the center line 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 center line of Buffalo Creek and Aptakisic Creek. Floodway
easements shall be provided which will permit necessary channel maintenance
and improvement work.
6) 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
floodplain shall be not less than one (1) 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 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 upstream 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 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 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 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 required by the Illinois Department of Transportation and the
Corps of Engineers are obtained.
B. For all proposed subdivisions and other developments located in a
A Zone, the applicant shall show the Base Flood Elevation data for each
lot or platted parcel. Provided, that if the Base Flood Elevation data
is not available, the applicant shall compute and provide this information
for each lot or platted parcel of a subdivision or new development proposal.
- 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.
18.12.120 Storage of non - Floatable
floodplain land of inoperable motor
floatable materials, where permitte,
and other applicable laws, shall be
fill on the floodplain and shall be
Title relating to making fills.
Materials. The open storage on
vehicles, machinery, and other non-
:1 by the Buffalo Grove Zoning Ordinance
considered the same as placement of
subject to the regulations in this
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.
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, floodproofing certifications, all
variance documents required by Section 1910.6 (a) (5) and (6) of the
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Rules and Regulations of the National Flood Insurance Program, permi.t
applications, and all other records required by the Federal Insurance
Administration.
18.12.150 Variances. Upon proper application and after fifteen (15)
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 subject to compliance with the provisions of
Section 1910.6 (a) of the Rules and Regulations of the National Flood
Insurance Program and such other conditions as'the Corporate Authorities
deems necessary to comply with the intent of this Title.
18.12.160 Municipal Liability. The granting of a permit or approval
of a subdivision plan in any floodpiain 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.
d
Chapter 18.16 Violation - Penalty.
Any violation of the provisions of this Title shall be punished according
to the provisions of Section 1.08.010.
SECTION TWO: This Ordinance shall be infull force and effect from and
after its passage, approval and publication as provided by law. This Ordinance
may be published in pamphlet form.
AYES: 6 - Marienthal, Stone:, 0 "Reill)r, Harts.tei:n, Kayitt, Gerschefske
NAYES : 0 - None
ABSENT: 0 - None
PASSED: September 17 1979
PUBLISHED: September 19, 1979.
ATTEST:
i I L29e L, I e rK
APPROVED:
Village President
L
VILLAGE OF BUFFALO GROVE
ORDINANCE NO. -4/0
ADOPTED BY `�'HE PRESIDENT'
ANT BOARD OF TRUSTEES OF THE VILLAGE
OF BUFFALO GROVE
THIS /7tlu DAY OF �_, 19798
Published in pamphlet form by authority
of the President and Board of Trus - s of
the Village of Buffalo Grove, Coo'- and Lake
Counties, Illinois, this /g'io-t day of
197q.
ORDINANCE NO. 79 -40
AN ORDINANCE AMENDING THE FLOOD PLAIN ORDINANCE
BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE
OF BUFFALO GROVE, ILLINOIS, COOK AND LAKE COUNTIES, ILLINOIS:
SECTION ONE: Title 18 of the Buffalo Grove Municipal Code is amended
to read as follows:
Title 18 F1oodplain Regulations
Chatter 18.04 General Provisions
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 unnecessary use
of floodplains 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 floodplain to contain
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.
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 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 floodplains, and
storing of certain materials thereon, stream and other floodwater
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. In the event there is any conflict between the provisions
of this Title and any other Village ordinance, the more restrictive
provision or provisions shall be applicable.
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.'
Chapter 18.08 Definitions
18.08.010 Area of Special Flood Hazard. An "Area of Special Flood
Hazard" is the land in a floodplain* subject to a one percent or greater
chance of flooding in any given year.
18.08.020 base Flood. The "Base Flood" is the flood having a one percent
chance of being equalled or exceeded in any given year, or in areas for
which 100-year flood data is not available. "Base Flood" is the flood of
record.
18.08.030 Base Flood Area. The "Base Flood Area" is the land area
subject to inundation by waters of the base flood.
18.08.040 Compensatory Storage. "Compensatory Storage" is an artifically
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.
18.08.050 Development. "Development" is any man -made change to improved
or unimproved real estate, including but.not limited to constructions of
or substantial improvements to building or other structures, the placement
of mobile homes, mining, dredging, filling, grading, paving, excavation or
drilling operations..
18.08.060 Flood. A "Flood" is the condition existing when 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 contained and also would be the condition of unusual rapid
accumulation or runoff of surface waters.
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18.08.070 Flood Frequency. "Flood Frequency" is a period of years based
on a statistical analysis, during which a flood of a stated magnitude may
be expected to be equalled or exceeded.
18.08.080 Flood Fringe. The "Flood Fringe "'is 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.
18.08.090 Flood Hazard Boundary Map. A "Flood Hazard Boundary Map" is
an official map of the Village or other surrounding jurisdiction, issued
or approved by the Administrator of the Federal Insurance Administration,
on which the areas having special flood hazard have been drawn and
designated as Zone A.
18.08.100 Flood insurance Study. The "Flood Insurance Study" is an
examination and evaluation of hydrolic and hydraulic data sponsored by
the Federal Insurance Administration 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.
18.08.110 Flood of Record. The "Flood of Record" is an actual historical
flood event for which sufficient records are available to establish its
extent. No uniform probability of occurrence is associated with floods
of record. However, the probability of occurrence -may be determined for
the event at specific locations.
18.08.120 Flood Profile. A "Flood Profile" is a graphical representation
of the elevation of the water surface of the 100 -year flood along a water-
course of the Village.
18.08.130 Floodplain. The "Floodplain" is the special flood hazard lands
adjoining a watercourse, whose surface elevation is lover than the base
flood elevation, that are subject to periodic inundation during floods.
18.08.140 Floodproofing. "Floodproofing" consists of modifications 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, floodproofing must be watertight and must be adequate
without the need for human intervention.
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18.08.150 Floodway. A "Floodway" is the channel of a watercourse and
those portions of the adjoining floodplains which are required to carry
and discharge the 100 -year flood with no significant increase in the base
flood elevation.
18.08.160 Freeboard. "Freeboard" is 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 unpre-
dictable effects such as may be caused by ice or debris jams.
18.08.170 High Water Elevation. "High Water Elevation" applicable to
a building, building site or part of a lot, parcel or other area of land
is 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.
18.08.180 Hydrostatic Uplift. "Hydrostatic Uplift" is the upward pressure
exerted on floorslabs or an entire structure by standing water or ground-
water, which tends to float a structure or crack the floor.
18.08.190 Mobile Home. A "Mobile Home" is 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.
18.08.200 Mobile Home Park. A "Mobile Home Park" is a parcel or contiguous
parcels of land which has been so designated 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.
18.08.210 tine Hundred Year Flood. A "One Hundred Year Flood" is 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 100 -year period, on the average. However, the occurrence of such an
event does not diminish the chance of its recurring again at any time.
18.08.220 Risk Premium Rate Zones. A "Risk Premium Rate Zone" is 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:
ZONE SYMBOL:
A---- - -Area of special flood hazard without water surface
elevations determined.
Al -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 (1) and three (3) feet.
AO - -- -Area of special flood hazards having a sloping water surface
(sheet runoff) with water depths between one (1) and three (3) feet.
VO ----- Area of special flood hazards having.shallow water depths and /or
unpredictable flow paths between one (1) and three (3) feet and
with velocity.
B - - - -- -Area of moderate flood hazards.
C---- - -Area of minimal hazards.
18.08.230 Structure. A "Structure" is a walled and roofed building.
,including a gas or liquid storage tank, that is principally above ground,
as well as a mobile home.
18.08.240 Substantial Improvement. A "Substantial Improvement" is any
repair, reconstruction, or improvement of a structure, the cost of which
equals or exceeds fifty percent (500) of the market value of the structure
either before the improvement or repair is started or if the structure has
been damaged, and is being restored, before the damage occurred.
Chapter 18.12 Requirements and Restrictions.
18.12.010 Flood Insurance Rate Map. The Flood Insurance Rate Map.
No. 170068 0005B dated September 14, 1C79 and amendments 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 Administration, is hereby adopted by
reference for the purpose of this Title and filed as a record in the
office of the Village Clerk.
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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 Management Plans, using the 'without
project" data shown therein.
D. Other detailed 100 -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.
18.12.020 Permit Required. No person, firm or corporation 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 obtaining 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 comply with the provisions of this Title
or that has-been denied a permit required by the Federal or State law.
18.12.030 Permit Application
A. Within areas designated as A Zones each application for development
shall be accompanied by elevations, in relation to Mean Sea Leve1, of
the lowest habitable floor, including basement, and in the case of
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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
hydrostatic 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.
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 Title.
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
insurance study published by the Administration shall take precedence over
data from other sources.
18.12.060 Dimensions Above Highhwater Elevations. 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 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 (4) feet.
18.12.070 New Construction and Substantial Im rovement Standards.
A. All new construction and substantial improvement 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 lease two and one-
- half (2 -1/2) feet above the Base Flood Elevation;
2) basements, cellars or crawl spaces made of concrete, structurally
adequate, poured in place with no openings below an elevation two and
one -half (2 -1/2) 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 Buffalo Grove 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 (2 -1/2) feet
above the Base Flood Elevation.
4) all structures floodproofed, watertight and designed to prevent sewer
backup and groundwater seepage according to standards approved by the
Buffalo Grove 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, elevated to a minimum of
one (1) foot above the Base Flood Elevations;
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 equipment 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 distance of twenty -five
(25) feet immediately surrounding any building or structure erected or
moved within a floodplain at an elevation which is not less than one (1)
foot above the high water elevation for the site; and
6) have all structural components below the Base Flood Elevation designed
to be water tight with walls substantially impermeable to the passage of
water and such structural components shall be designed to resist hydrostatic
and hydrodynamic loads and the effects of buoyancy.
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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.
B. All mobile homes to be placed on a site located in an A Zone shall:
.l) have the lowest floor elevated one (1) 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 (10) feet apart, and reinforce-
ment shall be provided for piers more than six (6) 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 specifications:
a) over -the -top ties shall be provied 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 (50) feet long shall require one additional
tle per side.
b) frame ties shall be provided,at each corner of the mobile home with
five (5) additional ties per side at intermediate points and mobile homes
less than fifty (50) feet long shall require four (4) additional ties per
side;
c) all components of the anchoring system shall be capable of carrying
four - thousand - eight- hundred (4,800) pounds and
d) any additions to the mobile home shall be similarly anchored.
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 systems shall be designed to
minimize or eliminate infiltration of flood waters into the systems.
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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 water.
C. All new and replacement sanitary manholes must have rim elevations
thirty (30) inches above the base flood elevation 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 ground water 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.
F. All public utilities shall be constructed in conformance with the
"Manual for Design of Public Improvements in the Village of Buffalo Grove."
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 development 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 reduce exposure to flood
hazards.
4) When the drainage plan for th-e proposed structure site requires rear
or side lot drainage easements, such easements shall be centered on lot
lines and shall be a minimum of ten (10) 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.
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All buildings, structures, including mobile homes, development and
substantial improvements shall be set back from the center line 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 center line of Buffalo Creek and Aptakisic Creek. Floodway
easements shall be provided which will permit necessary channel maintenance
and improvement work.
6) 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
floodplain shall be not less than one (1) 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 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 upstream 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 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 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 follan4ing 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 required by the Illinois Department of Transportation and the
Corps of Engineers are obtained.
B. For all proposed subdivisions and other developments located in a
A Zone, the applicant shall show the Base Flood Elevation data for each
lot or platted parcel. Provided, that if the Base Flood Elevation data
is not available, the applicant shall compute and provide this information
for each lot or platted parcel of a subdivision or new development proposal.
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 ancbored and of sufficient
strength to restrain such materials from floating downstream during times
of high water.
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 floodplain and shall be subject to the regulations in this
Title relating to making fills.
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.
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, floodproofing certifications, all
variance documents required by Section 1910.6 (a) (5) and (6) of the
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Rules and Regulations of the National Flood Insurance Program, permit
applications, and all other records required by the Federal Insurance
Administration.
18.12.150 Variances. Upon proper application and after fifteen (15)
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 subject to compliance with the provisions of
Section 1910.6 (a) of the Rules and Regulations of the National Flood.
Insurance Program and such other conditions as the Corporate Authorities
deems necessary to comply with the intent of this Title.
18.12.160 Municipal Liability. The granting of a permit or approval
of.a subdivision plan in any floodplain 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.
Chapter 18.16 Violation - Penalty.
Any violation of the provisions of this Title shall be punished according
to the provisions of Section 1.08.010.
SECTION TWO: 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: 6 - Marienthal, Stone, O'Reilly, Hart;tei.n, Kav_itt. Gerschefske
NAYES: 0 - None
ABSENT: 0 - None
PASSED: September 17 1979
PUBLISHED: September 19, 1979.
79.
ATTEST: Q
i
t a e e
APPROVED:
Village President