Chapter 11. FLOODING AND STORMWATER REGULATIONS
Article I. Flood Prevention and ProtectionSec. 11- 1. Purpose. Sec. 11- 2. Definitions.
Sec. 11- 3. Base Flood Elevation.
Sec. 11- 4. Duties of the County Planning and Zoning Administrator. Sec. 11- 5. Development Permit.
Sec. 11- 6. Preventing Increased Flood Heights and Resulting Damages. Sec. 11- 7. Protecting Buildings.
Sec. 11- 8. Subdivision and Other Development Requirements. Sec. 11- 9. Public Health and Other Standards.
Sec. 11- 10. Carrying Capacity and Notification. Sec. 11- 11. Variances.
Sec. 11- 12. Disclaimer of Liability. Sec. 11- 13. Penalty.
Sec. 11- 14. Abrogation and Greater Restrictions. Sec. 11- 15. Severability.
Sec. 11- 16. Effective Date.
Appendix A. Non-Conversion Agreement for Enclosures Below the Base Flood Elevation. Appendix B. Unmapped Special Flood Hazard Areas in Whiteside County.
ARTICLE I. FLOOD PREVENTION AND PROTECTION Sec. 11-1. Purpose.
This chapter is enacted pursuant to the police powers granted to this County by County Statutory Authority in 55 Illinois Compiled Statutes 5/5-1041 and 5/5-1063 in order to accomplish the following purposes:
(1) To prevent unwise developments from increasing flood or drainage hazards to others; (2) To protect new buildings and major improvements to buildings from flood damage; (3) To promote and protect the public health, safety and general welfare of the citizens from the
hazards of flooding;
(4) To lessen the burden on the taxpayer for flood control, repairs to public facilities and utilities, and flood rescue and relief operations;
(5) To maintain property values and a stable tax base by minimizing the potential for creating blight areas; and
(6) To make federally subsidized flood insurance available; and
(7) To preserve the natural characteristics and functions of watercourses and floodplains in order to moderate flood and stormwater impacts, improve water quality, reduce soil erosion, protect aquatic and riparian habitat, provide recreational opportunities, provide aesthetic benefits and enhance community and economic development.
(Ord. No. 8, § 1, 5-18-93; Res. No. 4, 7-18-00; Ord. No. 23, 4-15-03)
Sec. 11-2. Definitions.
For the purpose of this chapter, the following definitions are adopted:
Base flood The flood having a one percent probability of being equaled or exceeded in any given year. The base flood is also known as the 100-year flood. The base flood elevation at any location is as defined in Section 11-3 of this chapter.
Boat (vessel) A craft, especially one larger than a rowboat, designed to navigate on water. This can be on its own (motorized), pushed or towed. Such craft must be licensed and shall not be attached to land based utilities and services on a permanent basis.
Building A walled and roofed structure, permanently attached to land based utilities and services, which is not towable or otherwise movable, horizontally or vertically, or under a self-propelled motor. Buildings will meet the requirements under Section 11-7 of this regulation.
County County (county) shall mean Whiteside County.
Crawl Space That area, beneath a structure in a floodplain, having a floor which is no more than two (2) feet below the lowest adjacent exterior grade and having an interior height of no more than four (4) feet, measured from the interior grade to the top of the foundation. Specific requirements are found at 11-7 (7). Critical Facility Any public or private facility which, if flooded, would create an added dimension to the disaster or would increase the hazard to life and health. Examples are public buildings, emergency operations and communication centers, health care facilities and nursing homes, schools, and toxic waste treatment, handling or storage facilities.
Development Any man-made change to real estate, including:
(1) Demolition, construction, reconstruction, repair, placement of a building or any structural alteration to a building;
(2) Substantial improvement of an existing building;
(3) Installation of a manufactured home on a site or preparing a site for a manufactured home; (4) Installation of utilities, construction of roads, bridges, culverts or similar projects; (5) Construction or erection of levees, dams, walls or fences;
(6) Drilling, mining, filling, dredging, grading, excavating, paving, or other non-agricultural alterations of the ground surface;
(7) Storage of materials including the placement of gas and liquid storage tanks, and;
(8) Channel modifications or any other activity that might change the direction, height or velocity of flood or surface waters.
"Development" does not include routine maintenance of existing buildings and facilities; resurfacing roads; or gardening, plowing and similar agricultural practices that do not involve filling, grading or construction of levees.
Elevation Certificate FEMA form 81-31, as revised, which is used to record both ground and building elevations in or near 1% (100 year) floodplains. Completing the form requires that a survey be conducted by a registered land surveyor. The elevation certificate is used to determine insurance rates for Post-FIRM structures and can be used to support a Letter of Map Amendment (LOMA) application. For purposes of this regulation, Whiteside County will require that an elevation certificate be completed for any proposed construction inside a FEMA mapped, 1% floodplain, and may require an elevation certificate, for proposed development in a flood buffer zone.
Existing Manufactured Home Park or Subdivision A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed or buildings to be constructed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed before the effective date of the floodplain management regulations adopted by a community.
FEMA Federal Emergency Management Agency.
Flood A general and temporary condition of partial or complete inundation of normally dry land areas from the overflow, the unusual and rapid accumulation, or the runoff of surface waters from any source. Flood Buffer Zone is that area within 75 feet of any “A” Zone as shown on FEMA approved flood mapping for the County. Construction within the flood buffer may require the completion of an Elevation Certificate showing that the structure is free and clear of potential flooding.
Flood Fringe That portion of the floodplain outside of the regulatory floodway.
Flood Insurance Rate Map A map prepared by the Federal Emergency Management Agency that depicts the floodplain or special flood hazard area (SFHA) within a community. This map includes insurance rate zones and may or may not depict floodways and show base flood elevations.
Floodplain and Special Flood Hazard Area (SFHA) are synonymous. Those lands within the jurisdiction of the county that are subject to inundation by the base flood. The floodplains of the Mississippi River, the Rock River, the Green River, Elkhorn Creek, Jordan Creek, Buffalo Creek, Sugar Creek, Spring Creek, Illinois Mississippi Feeder Canal, Rock Creek, Little Otter Creek, Otter Creek, Spring Creek, Holland Creek, Coon Creek, French Creek and the Winnebego Ditch are generally identified as such on the Flood Insurance Rate Map panels 0020, 0050, 0075, 0100, 0125, 0135, 0140, 0145, 0175, 0178, 0179, 0186, 0187, 0191, 0200, 0225, 0236, 0237, 0238, 0239, 0241, 0242 0243, 0244, 0250, 0275, 0287, 0289, 0300, 0305, 0810, 0315, 0320, 0350, 0375, 0400, 0425, 0450, 0475, 0480, 0485 of Whiteside County prepared by the Federal Emergency Management Agency and dated February 18, 2011. Floodplain also includes those areas of known flooding as identified by the community.
The floodplains of those parts of unincorporated Whiteside County that are within the extraterritorial jurisdiction of the Municipalities of Sterling, Rock Falls, Morrison, Fulton, Prophetstown, Albany, Erie, Lyndon, Coleta, Tampico, and Deer Grove or that may be annexed into said municipalities are generally identified as such on the Flood Insurance Rate map prepared for Whiteside County by the Federal Emergency Management Agency and dated February 18, 2011. Floodplain also includes those areas of known flooding as identified by the community.
Floodproofing Any combination of structural or nonstructural additions, changes, or adjustments to structures which reduce or eliminate flood damage to real estate, property and their contents.
Floodproofing Certificate A form published by the Federal Emergency Management Agency that is used to certify that a building has been designed and constructed to be structurally dry floodproofed to the flood protection elevation.
Flood Protection Elevation or FPE An elevation equal to the elevation of base flood plus one foot of freeboard at any given location in the floodplain.
Flood Resistant Materials Any building material capable of withstanding direct and prolonged contact with floodwaters without sustaining significant damage. The term “prolonged contact” means at least 72 hours, and the term “significant damage” means any damage requiring more than low-cost, cosmetic repair (such as painting). See Technical Bulletin 2-93.
Floodway That portion of the floodplain required to store and convey the base flood. The floodway portions of the floodplain of the Rock River shall be as delineated on the Flood Insurance Rate Map prepared by FEMA and dated February 18, 2011. The floodways for the remaining floodplains of the county shall be according to the best data available from Federal, State, or other sources.
Freeboard An increment of elevation added to the base flood elevation to provide a factor of safety for uncertainties in calculations, future watershed development, unknown localized conditions, wave actions and unpredictable effects such as those caused by ice or debris jams. In Whiteside County, the required freeboard will be 2 feet.
Historic Structure Any structure that is:
(2) Certified or preliminarily determined by the Secretary of the Interior as contributing to the historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district.
(3) Individually listed on the state inventory of historic places by the Illinois Historic Preservation Agency.
(4) Individually listed on a local inventory of historic places that has been certified by the Illinois Historic Preservation Agency.
IDNR/OWR Illinois Department of Natural Resources/Office of Water Resources.
Lowest Floor The lowest floor of the lowest enclosed area (including basement). An unfinished or flood resistant enclosure, usable solely for parking of vehicles, building access or storage in an area other than a basement area is not considered a building’s lowest floor. Provided that such enclosure is not built so as to render the structure in violation of the applicable non-elevation design requirements of Section 11-7 of this ordinance.
Manufactured Home A structure transportable in one or more sections, that is built on a permanent chassis and is designed to be used with or without a permanent foundation when connected to the required utilities. Manufactured Home Park or Subdivision A parcel (or contiguous parcels) of land divided into two or more lots for rent or sale.
Neighboring Communities Any incorporated area, in Whiteside County or in counties adjoining Whiteside County, who share all or part of a watershed with unincorporated Whiteside County.
New Construction Structures for which the start of construction commenced or after the effective date of floodplain management regulations adopted by a community and includes any subsequent improvements of such structures.
New Manufactured Home Park or Subdivision A manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed or buildings to be constructed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after the effective date of the floodplain management regulations adopted by a community.
NFIP National Flood Insurance Program.
Repetitive Loss Flood related damages sustained by a structure on two separate occasions during a ten year period for which the cost of repairs at the time of each such flood event on the average equals or exceeds twenty-five percent (25%) of the market value of the structure before the damage occurred.
SFHA See definition of floodplain.
Start of Construction Includes substantial improvement and means the date the building permit was issued. This, provided the actual start of construction, repair, reconstruction, rehabilitation, addition placement or other improvement, was within one hundred eighty (180) days of the permit date. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns or any work beyond the stage of excavation or placement of a manufactured home on a foundation. For a substantial improvement, actual start of construction means the first alteration of any wall, ceiling, floor or other structural part oaf a building whether or not that alteration affects the external dimensions of the building.
Structure Anything constructed, the use of which requires permanent location on the ground, or attached to something having a permanent location on the ground. Examples include, but are not limited to buildings, fences, fuel tanks, boat docks, etc.
Substantial Improvement Any reconstruction, rehabilitation, addition or improvement of a structure, subsequent to the adoption of this ordinance, in which the cumulative percentage of improvements:
(1) equals or exceeds fifty percent (50%) of the market value of the structure before the improvement or repair is started, or
(2) increases the floor area by more than twenty percent (20%).
“Substantial improvement” is considered to occur when the first alteration of any wall, ceiling, floor or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. This term includes structures which have incurred repetitive loss or substantial damage, regardless of the actual repair work done.
The term does not include:
(1) Any project for improvement of a structure to comply with existing state or local health, sanitary, or safety code specifications which are solely necessary to assure safe living conditions, or
(2) any alteration of a structure listed on the National Register of Historic Places or the Illinois Register of Historic Places.
Travel Trailer (or Recreational Vehicle) A vehicle which is: i) built on a single chassis; ii) 400 square feet or less in size; iii) designed to be self-propelled or permanently towable by a light duty truck; and iv) designed primarily for use as temporary living quarters for recreational, camping, travel, or seasonal use and not as a permanent dwelling. Such units will be maintained in a highway-use, travel-ready condition and will not be allowed as the sole dwelling unit, on any site in a floodplain, for more than 180 days per year. The 180 day allowance applies only to travel trailers or recreational vehicles being used on sites that are adjacent to and touching the shores of the Mississippi and Rock Rivers, Elkhorn Creek or on natural or man-made lakes or ponds which are 10 acres or more in size. Such sites will also comply with all applicable Health Department regulations.
Violation The failure of a structure or other development to be fully compliant with the community’s floodplain management regulations. A structure or other development without the required federal, state, and/or local permits and elevation certification is presumed to be in violation until such time as the documentation is provided.
(Ord. No. 8, § 2, 5-18-93; Res. No. 4, 7-18-00; Res. No. 11, 4-17-01; Ord. No. 23, 4-15-03; Ord. No. 7, 9-19-06; Ord No. 4, 11-16-10)
Sec. 11-3. Base Flood Elevation.
This chapter's protection standard is the base flood. The best available base flood data are listed below. Whenever a party disagrees with the best available data, the party shall finance the detailed engineering study needed to replace the existing data with better data and submit it to the Federal Emergency Management Agency for approval prior to any development of the site.
(1) The base flood elevation for the floodplains of the Mississippi River, the Rock River, the Green River, Elkhorn Creek, Jordan Creek, Buffalo Creek, Sugar Creek, Spring Creek, Illinois Mississippi Feeder Canal, Rock Creek, Little Otter Creek, Otter Creek, Spring Creek, Holland Creek, Coon Creek, French Creek and the Winnebego Ditch shall be as delineated on the 100-year flood profiles in the Flood Insurance Study of “Whiteside County prepared by the Federal Emergency Management Agency and dated February 18, 2011. (2) The base flood elevation for each floodplain delineated as an "AH Zone" or "AO Zone"
shall be that elevation (or depth) delineated on the Flood Insurance Rate Map of “Whiteside County and dated February 18, 2011.
(3) The base flood elevation for each of the floodplains delineated as an "A Zone" of the Flood Insurance Rate Map of “Whiteside County shall be according to the best data available from the federal, state or other sources. Should no other data exist, an engineering study must be financed to determine base flood elevations.
Sec. 11-4. Duties of the County Planning and Zoning Administrator.
The Whiteside County Planning and Zoning Administrator hereinafter referred to as the "Planning and Zoning Administrator" shall be responsible for the general administration of this chapter and ensure that all development activities within the floodplains under the jurisdiction of “Whiteside County meet the requirements of this chapter. Specifically, the Planning and Zoning Administrator shall:
(1) Process development permits in accordance with Section 11-5;
(2) Ensure that all development in the floodway (or a floodplain with no delineated floodway) meets the damage prevention requirements of Section 11-6;
(3) Ensure that the building protection requirements for all buildings subject to Section 11-7 are met and maintain a record of the "as-built" elevation of the lowest floor (including basement) or floodproof certificate;
(4) Assure that all subdivisions and annexations meet the requirements of Section 11-8; (5) Ensure that water supply and waste disposal systems meet the Public Health standards of
Section 11-9;
(6) If a variance is requested, ensure that the requirements of Section 11-9 are met and maintain documentation of any variances granted;
(7) Inspect all development projects and take any and all actions outlined in Section 11-11, as necessary to ensure compliance with this chapter.
(8) Assure that applicants are aware of and obtain any and all other required local, state and federal permits;
(9) Notify IDNR/OWR and any neighboring communities prior to any alteration or relocation of a watercourse.
(10) Provide information and assistance to citizens upon request about permit procedures and floodplain construction techniques;
(11) Cooperate with state and federal floodplain management agencies to coordinate base flood data and to improve the administration of this chapter, and;
(12) Maintain for public inspection base flood data, floodplain maps, copies of state and federal permits, and documentation of compliance for development activities subject to this chapter. (13) Perform site inspections and make substantial damage determinations for structures
within the floodplain;
(14) Maintain the accuracy of floodplain maps including notifying IDNR/OWR and/or submitting information to FEMA within 6 months whenever a modification of the floodplain may change the base flood elevation or result in a change to the floodplain map. (Ord. No. 8, § 4, 5-18-93; Res. No. 2, 12-20-94; Res. No. 4, 7-18-00; Ord. No. 23, 4-15-03)
Sec. 11-5. Development permit.
No person, firm, corporation or governmental body not exempted by law shall commence any development in the floodplain without first obtaining a development permit from the Planning and Zoning Administrator. The Planning and Zoning Administrator shall not issue a development permit if the proposed development does not meet the requirements of this chapter.
(1) The application for a development permit shall be accompanied by:
A. Drawings of the site, drawn to scale showing property line dimensions;
C. The location and dimensions of all buildings and additions to buildings, and:
D. The elevation of the lowest floor (including basement) of all proposed buildings subject to the requirements of Section 11-7 of this chapter.
E. cost of project or improvements as estimated by a licensed engineer or architect. A signed estimate by a contractor may also meet this requirement.
(2) Upon receipt of an application for a development permit, the Planning and Zoning Administrator shall compare the elevation of the site to the base flood elevation. Any development located on land that can be shown by survey data to be higher than the current base flood elevation and which has not been filled after the date of the site’s first Flood Insurance Rate Map is not in the floodplain and therefore not subject to the requirements of this ordinance. Conversely, any development located on land shown to be below the base flood elevation and hydraulically connected, but not shown on the current Flood Insurance Rate Map is subject to the provisions of this ordinance. The Planning and Zoning Administrator shall maintain documentation of the existing ground elevation at the development site and certification that this ground elevation existed prior to the date of the site's first Flood Insurance Rate Map identification.
The Planning and Zoning Administrator shall be responsible for obtaining from the applicant copies of all other federal, state, and local permits, approvals or permit-not-required letters that may be permit-not-required for this type of activity. The Planning and Zoning Administrator shall not issue a permit unless all other federal, state, and local permits have been obtained.
(Ord. No. 8, § 5, 5-18-93; Res. No.2, 12-20-94; Ord. No. 23, 4-15-03; Ord No. 7, 9-19-06)
Sec. 11-6. Preventing Increased Flood Heights and Resulting Damages.
Within the floodway identified on the Flood Boundary and Floodway Map, and within all floodplains where a floodway has not been delineated, the following standards apply:
(1) Except as provided in Section 11-6 (2), no development shall be allowed which acting in combination with existing and anticipated development, will cause any increase in flood heights or velocities or threat to public health and safety. The following specific development activities shall be considered as meeting this requirement.
A. Bridge and culvert crossings of streams in rural areas meeting the conditions of the Illinois Department of Natural Resources, Office of Water Resources Statewide Permit Number 2;
B. Barge fleeting facilities meeting the conditions of IDNR/OWR Statewide Permit No. 3;
C. Aerial utility crossings meeting the conditions of IDNR/OWR Statewide Permit No. 4;
D. Minor boat docks meeting the conditions of IDNR/OWR Statewide Permit No. 5; E. Minor, non-obstructive activities meeting the conditions of IDNR/OWR Statewide
Permit No. 6;
F. Outfall structures and drainage ditch outlets meeting the conditions of IDNR/OWR Statewide Permit No. 7;
G. Underground pipeline and utility crossings meeting the conditions of IDNR/OWR Statewide Permit No. 8;
I. Accessory structures and additions to existing residential buildings meeting the conditions of IDNR/OWR Statewide Permit No. 10;
J. Minor maintenance dredging activities meeting the conditions of IDNR/OWR Statewide Permit No. 11, and;
K. Bridge and culvert replacement structures and bridge widenings meeting the conditions of IDNR/OWR Statewide Permit No. 12; and
L. Temporary construction activities meeting the conditions of IDNR/OWR Statewide Permit No. 13; and
M. Any development determined by IDNR/OWR to be located entirely within a flood fringe area.
(2) Other development activities not listed in (1) may be permitted only if:
A. A permit has been issued for the work by IDNR/OWR (or written documentation is provided that an IDNR/OWR permit is not required), and;
B. Sufficient data has been provided to FEMA when necessary to approve a revision of the regulatory map and base flood elevation.
(Ord. No. 8, § 6, 5-18-93; Res. No. 4, 7-18-00; Ord. No. 23, 4-15-03; Ord. No. 4, 11-16-10)
Sec. 11-7. Protecting Buildings.
(1) In addition to the damage prevention requirements of Section 11-6, all buildings located in the floodplain shall be protected from flood damage below the flood protection elevation. This building protection requirement applies to the following situations:
A. Construction or placement of a new building valued at more than $1,000 or 70 square feet;
B. Substantial improvements or structural alterations made to an existing building that increase the floor area by more than twenty percent (20%) or equal or exceed the market value by fifty percent (50%). Alteration shall be figured cumulatively, subsequent to the adoption of this ordinance. If substantially improved, the existing structure and the addition must meet the flood protection standards of this section; C. Repairs made to a substantially damaged building. These repairs shall be figured cumulatively beginning with any repairs which have taken place subsequent to the adoption of this ordinance. If substantially damaged the entire structure must meet the flood protection standards of this section.
D. Installing a manufactured home on a new site or a new manufactured home on an existing site (the building protection requirements do not apply to returning a manufactured home to the same site it lawfully occupied before it was removed to avoid flood damage), and;
E. Repairs made to Repetitive Loss structures where the cumulative total of damages exceed 50% of the fair market value of the structure before the damage occurred. (2) Residential or non-residential buildings can meet the building protection requirements by
one of the following methods:
A. The building may be constructed on permanent land fill in accordance with the following:
1. The lowest floor (including basement) shall be two (2) foot above the flood protection elevation; (Ord. No. 4, 11-16-10)
sloping below the flood protection elevation;
3. The fill shall be protected against erosion and scour during flooding by vegetative cover, rip rap or other structural measure;
4. The fill shall be composed of rock or soil and not incorporate debris or refuse materials, and;
5. The fill shall not adversely affect the flow of surface drainage from or onto neighboring properties and when necessary, stormwater management techniques such as swales or basins shall be incorporated, as provided in the Whiteside County Stormwater Management Ordinance, or;
B. A building may be elevated in accordance with the following:
1. The building or improvement shall be elevated on stilts, piles, walls, or other foundation that is permanently open to flood waters;
2. The lowest floor and all electrical, heating, ventilating, plumbing, and air conditioning equipment and utility meters shall be located at or above the flood protection elevation;
3. If walls are used, all enclosed areas below the flood protection elevation shall address hydrostatic pressures by allowing the automatic entry and exit of flood waters. Designs must either be certified by a registered professional engineer or by having a minimum of one (1) permanent opening on each wall no more than one (1) foot above grade with a minimum of two openings. The openings shall provide a total gross area of not less than one and fifteen hundredths (1.15) square inches of opening for every one (1) square foot of enclosed area subject to flooding below the base flood elevation, with a total net area of not less than one square inch of opening for every one square foot of enclosed area subject to flooding below the base flood elevation; (Ord. No. 4, 5-15-07)
4. The foundation and supporting members shall be anchored and aligned in relation to flood flows and adjoining structures so as to minimize exposure to known hydrodynamic forces such as current, waves, ice and floating debris.
5. The finished interior grade shall not be less than the finished exterior grade; 6. All structural components below the flood protection elevation shall be
constructed of materials resistant to flood damage;
7. Water and sewer pipes, electrical and telephone lines, submersible pumps, and other service facilities may be located below the flood protection elevation provided they are waterproofed, and;
8. The area below the flood protection shall be used solely for parking or building access and not occupied as habitable space. To that end, applicants wishing to use this method will be required to sign and record, with the Whiteside County Recorder, a “Non-Conversion Agreement for Enclosures Below the Base Flood Elevation” as shown in Appendix A of this ordinance.
9. In lieu of the above criteria, the design methods to comply with these requirements may be certified by a registered professional engineer or architect.
clay, sand, gravel, rock or a combination of these materials. Outside of the foundation, fill may be placed as long as it is also compacted. (Ord. No. 4, 11-16-10)
(3) Manufactured homes will be allowed as permanent placements only, and shall be: A. Elevated to or above the flood protection elevation, and;
B. Shall be anchored to resist flotation, collapse, or lateral movement by being tied down in accordance with the Rules and Regulations for the Illinois Mobile Home Tie-Down Act issued pursuant to 77 IL Adm. Code 870.
(4) Travel trailers and recreational vehicles shall be on site for no more than 180 days and shall meet the following conditions:
A. the vehicle must be either self-propelled or towable by a light duty truck. The hitch must remain on the vehicle at all times; and
B. the vehicle must not be attached to external structures such as decks and porches; and
C. the vehicle must be designed solely for recreation, camping, travel, or seasonal use rather than as a permanent dwelling; and
D. the vehicles largest horizontal projections must be no larger than 400 square feet; and
E. the vehicle’s wheels must remain on axles and inflated; and
F. air conditioning units must be attached to the frame so as to be safe for movement out of the floodplain; and
G. propane tanks, electrical and sewage connections must be quick-disconnect and above the 100-year flood elevation; and
H. the vehicle must be licensed and titled as a recreational vehicle or park model; and I. the vehicle must be either:
1. entirely supported by jacks rather than blocks; or
2. have a hitch jack permanently mounted, have the tires touching the ground, and be supported by blocks in a manner that will allow the blocks to be easily removed by use of the hitch jack.
(5) Non-residential buildings may be structurally dry floodproofed (in lieu of elevation) provided a registered professional engineer certifies that:
A. Below the flood protection elevation the structure and attendant utility facilities are watertight and capable of resisting the affects of the base flood;
B. The building design accounts for flood velocities, duration, rate of rise, hydrostatic and hydrodynamic forces, the effects of buoyancy, and the impact from debris and ice, and;
C. Floodproofing measures shall be operable without human intervention and without an outside source of electricity.
Levees, berms, floodwalls and similar works are not considered floodproofing for the purpose of this subsection.
A. The garage or shed must be non-residential; and
B. The garage or shed must be used only for the storage of vehicles, lawn and garden materials, and tools and cannot be modified later into workshops, greenhouses, living areas, etc.; and
C. The garage or shed must be located outside of the floodway; and
D. The garage or shed must be on a single family lot or farmstead and be accessory to an existing principal structure on the same lot or adjoining lot under the same ownership; and
E. Below the base flood elevation, the garage or shed must be built of materials not susceptible to flood damage as provided in FEMA Technical Bulletin 2-93; and F. All utilities, plumbing, heating, air conditioning, electrical, etc., if allowed by
permit, must be elevated above the flood protection elevation; and
G. The garage or shed must have at least one permanent opening on each wall, no more than one foot above grade with one and fifteen hundredths (1.15) square inches of opening for every square foot of enclosed floor area as provided in FEMA Technical Bulletin 1-93; and (Ord. No. 4, 11-16-10)
H. The garage or shed must be less than $10,000 in fair market value or replacement cost, whichever is greater, and less than 600 square feet; and
I. The structure shall, at a minimum, be anchored to the ground to resist flotation and overturning; and
J. All flammable or toxic materials (gasoline, paint, insecticides, fertilizers, etc.) shall be stored above the flood protection elevation; and
K. The lowest floor elevation should be documented, through an elevation certificate, and the owner advised of the flood insurance requirements.
(7) A building may be constructed with a crawlspace located below the flood protection elevation provided that the following conditions are met:
A. the building must be designed and adequately anchored to resist flotation, collapse, and lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy; and
B. any enclosed area below the flood protection elevation shall have openings that equalize hydrostatic pressures by allowing for the automatic entry and exit of floodwaters. A minimum of one opening on each wall having a total net area of not less than one and fifteen hundredths (1.15) square inches per one square foot of enclosed area. The openings shall be no more than one foot above grade; and (Ord. No. 4, 11-16-10)
C. the interior grade of the crawlspace below the flood protection elevation must not be more than 2 feet below the lowest adjacent exterior grade; and
D. the interior height of the crawlspace measured from the interior grade of the crawl to the top of the foundation wall must not exceed 4 feet at any point; and
E. an adequate drainage system must be installed to remove floodwaters from the interior area of the crawlspace within a reasonable period of time after a flood event; and
F. portions of the building below the flood protection elevation must be constructed with materials resistant to flood damage; and
elevation.
(8) The existing lawful use of a structure which is not in conformity with the provisions of this Chapter may continue subject to the following conditions:
A. As requests are received for legally allowable modifications to nonconforming structures under these regulations, a record will be kept, by the Planning and Zoning Office, which lists the nonconforming structure’s present fair market value and the cost of permitted modifications.
B. A nonconforming structure sustaining damage, of any origin, may be restored unless the cost of restoring the structure to its before-damaged condition would equal or exceed fifty (50) percent of the fair market value of the structure before the damage occurred, in which case it shall conform to this Chapter. Any restoration cost, of less than fifty (50) percent, will go toward the repetitive loss threshold.
1. No modification to any nonconforming structure, which would exceed fifty (50) percent of its present fair market value, shall be allowed unless a variance is approved pursuant to Section 11-9. For purposes of this Subsection, “present value” shall mean the fair market value of the nonconforming structure on the day that this subsection, 11-7 (h) (2) is effective.
C. When a nonconforming structure reaches the “repetitive loss” requirement, that is it has been damaged a cumulative fifty (50) percent or more of the fair market value over a period of 10 years since the original damage occurred, any repairs allowed by the Planning and Zoning Administrator shall bring the structure into compliance with this chapter.
(9) In any multi-building site development, where the intent of the developer is to place fill and apply for a LOMR-F to allow for basements, the developer shall comply with the following which is taken from the Federal Emergency Management Agency’s Technical Bulletin 10-01, dated May, 2001 (FIA-TB-10):
A. All fill will be in place and a LOMR-F will be obtained from FEMA prior to any construction.
1. Fill will be placed in accordance with Sec. 11-7 (b) (1) b. of this regulation. 2. A copy of the LOMR-F will be provided to the Whiteside County Planning
and Zoning Office including a final grades topographical map.
B. All residential building sites will have a two (2) foot freeboard that extends out a minimum of 10 feet horizontally from all walls of the building. This requirement will be certified by a registered engineer, architect or surveyor.
C. The setback from the edge of the SFHA to the nearest wall of a residential basement, being constructed under this Section, will be 20 feet.
D. The ground around the building must be compacted fill; the fill material, or soil of similar classification and degree of permeability, must extend to at least 5 feet in depth below the bottom of the basement floor slab.
E. The fill material must be compacted to at least 95 percent of Standard Laboratory Maximum Dry Density (Standard Proctor), according to ASTM Standard D-698. Fill soils must be fine-grained soils of low permeability, such as those classified as CH, CL, SC, or ML according to ASTM Standard D-2487, Classification of Soils for Engineering Purposes. See Table 1804.2 in the 2000 International Building Code (IBC) for descriptions of these soil types.
G. The elevation of the basement floor shall be no more than 5 feet below the BFE. H. There must be a granular drainage layer beneath the floor slab, and a
1/4-horsepower sump pump with a backup power supply must be provided to remove the seepage flow. The pump must be rated at four times the estimated seepage rate and must discharge above the BFE and away from the building. This arrangement is essential to prevent flooding of the basement or uplift of the floor under the effect of the seepage pressure.
I. The drainage system must be equipped with a positive means of preventing backflow such as an over head line or valve.
J. Some cases in or near floodplains, even with standard drainage systems, result in hydrostatic pressures from groundwater against the basement. When a standard drainage system is unable to eliminate hydrostatic pressure on the foundation, building codes (see Note below), including the 2000 International Residential Code (IRC Section R404.l.3), require that the foundation be designed in accordance with accepted engineering practice. The simplified approach contained in Technical Bulletin 10-01 assumes no hydrostatic pressure on the foundation and should be used only when a standard drainage system, discharged by a sump pump that is equipped with backup power and that discharges above BFE, is employed. For other drainage systems, the designer should use the engineered basement option presented on page 19 of this bulletin and other appropriate building code requirements. K. All of the requirements listed above will be certified by an Engineer or Architect
prior to submission to the Whiteside County Development Office for local approval.
Requirements for use of the simplified approach to basement construction.
Background see pages 17-19.
If the developer wishes to use the “Engineered Basement Option”, this can be found in Technical Bulletin 10-01, pages 19-22. If this method is used, it will also be certified by an Engineer or Architect prior to submission to the Whiteside County Development Office for local approval. Sub-sections (1) - (3) above will still apply.
Note: W hiteside County has not adopted a building code for use in the unincorporated areas. The State of Illinois, through Public Act 093-0778, has established certain requirements for using building codes for single- and two-family residences in the State. This Act should be reviewed by the project Engineer or Architect.
(Ord. No. 8, § 7, 5-18-93; Res. No. 4, 7-18-00; Res. No. 11, 4-17-01; Ord. No. 23, 4-15-03; Ord. No. 7, 9-19-06)
Sec. 11-8. Subdivision and other Development Requirements.
(1) The county board shall take into account flood hazards, to the extent that they are known, in all official actions related to land management use and development.
(2) New subdivisions, manufactured home parks annexation agreements, planned unit developments and additions to manufactured home parks and subdivisions shall meet the requirements of Sections 11-6 and 11-7 of this chapter. Any proposal for such development shall include the following data:
A. The base flood elevation and the boundary of the floodplain (where the base flood elevation is not available from an existing study, the applicant shall be responsible for calculating the base flood elevation);
B. The boundary of the floodway when applicable, and;
C. A signed statement by a Registered Professional Engineer that the proposed plat or plan accounts for changes in the drainage of surface waters in accordance with the Plat Act (Chapter 765, Act 205, Section 2, IL Comp Statutes).
(Ord. No. 23, 4-15-03)
Sec. 11-9. Public Health and Other Standards.
(1) Public health standards must be met for all floodplain development. In addition to the requirements of Sections 11-6 and 11-7, the following standards apply:
A. No developments in the floodplain shall include locating or storing chemicals, explosives, buoyant materials, flammable liquids, pollutants, or other hazardous or toxic materials below the flood protection elevation unless such materials are stored in a storage tank or floodproofed building constructed according to the requirements of Section 11-7 of this chapter. The following chemicals or materials are considered by the Corps of Engineers to be extremely hazardous or vulnerable to flood conditions and are therefore prohibited from being stored in the SFHA and the 500 year floodplain:
Acetone Prussic acid
Ammonia Magnesium
Benzene Nitric acid
Calcium carbide Oxides of nitrogen
Carbon disulfide Phosphorus
Celluloid Potassium
Chlorine Sodium
Hydrochloric acid Sulfur
B. Public utilities and facilities such as sewer, water, gas, and electric shall be located and constructed to minimize or eliminate flood damage.
D. New and replacement on-site sanitary sewer lines or waste disposal systems shall be located and constructed to avoid impairment to them or contamination from them during flooding. Manholes or other above ground openings located below flood protection elevation shall be watertight.
E. Construction of new or substantially improved critical facilities shall be located outside the limits of the floodplain. Construction of new critical facilities shall be permissible within the floodplain if no feasible alternative site is available. Critical facilities constructed within the SFHA shall have the lowest floor (including basement) elevated or structurally dry flood proofed to the 500-year flood frequency elevation or three feet above the level of the 100-year flood frequency elevation whichever is greater. Flood proofing and sealing measures must be taken to ensure that toxic substances will not be displaced by or released into flood waters. Access routes elevated to or above the level of the base flood elevation shall be provided to all critical facilities.
(2) All other activities defined as development shall be designed so as not to alter flood flows or increase potential flood damage.
(Ord. No. 8, § 8, 5-18-93; Res. No. 4, 7-18-00; Ord. No. 23, 4-15-03; Ord. No. 7, 9-19-06)
Sec. 11-10. Carrying Capacity and Notification.
For all projects involving channel modification, fill, or stream maintenance (including levees), the flood carrying capacity of the watercourse shall be maintained.
In addition, Whiteside County shall notify adjacent communities in writing thirty (30) days prior to the issuance of a permit for the alteration or relocation of the watercourse.
(Ord. No. 7, 9-19-06)
Sec. 11-11. Variances.
(1) Whenever the standards of this chapter place undue hardship on a specific development proposal, the applicant may apply to the Planning and Zoning Administrator for a variance. The Planning and Zoning Administrator shall review the applicant's request for a variance and shall submit a recommendation to the County Board. The County Board may attach such conditions to granting of a variance as it deems necessary to further the intent of this chapter.
(2) No variance shall be granted unless the applicant demonstrates that all of the following conditions are met:
A. The development activity cannot be located outside the floodplain; B. An exceptional hardship would result if the variance were not granted; C. The relief requested is the minimum necessary;
D. There will be no additional threat to public health or safety or creation of a nuisance;
E. There will be no additional public expense for flood protection, rescue or relief operations, policing or repairs to roads, utilities or other public facilities; and F. The applicant's circumstances are unique and do not establish a pattern inconsistent
with the intent of the NFIP, and;
G. All other required state and federal permits have been obtained.
(3) The Planning and Zoning Administrator shall notify an applicant in writing that a variance from the requirements of building protection standards of Section 11-7 that would lessen the degree of protection to a building will:
insurance coverage;
B. Increase the risks to life and property; and
C. Require that the applicant proceed with knowledge of these risks and that the applicant acknowledge in writing the assumption of the risk and liability.
(4) Variances to the building protection requirements of Section 11-7 of this ordinance which are requested in connection with reconstruction, repair, or alteration of a historic site or historic structure as defined in “Historic Structures”, may be granted using criteria more permissive than the requirements of Sections 11-6 and 11-7 of this ordinance subject to the conditions that:
A. The repair or rehabilitation is the minimum necessary to preserve the historic character and design of the structure.
B. The repair or rehabilitation will not result in the structure being removed as a certified historic structure.
(Ord. No. 8, § 7, 5-18-93; Res. No. 2, 12-20-94; Res. No. 4, 7-18-00; Ord. No. 23, 4-15-03; Ord. No. 7, 9-19-06)
Sec. 11-12. Disclaimer of liability.
The degree of protection required by this chapter is considered reasonable for regulatory purposes and is based on available information derived from engineering and scientific methods of study. Larger floods may occur or flood heights may be increased by man-made or natural causes. This chapter does not imply that development either inside or outside of the floodplain will be free from flooding or damage. This chapter does not create liability on the part of the county or any officer or employee thereof for any flood damage that results from reliance on this chapter of any administrative decision made lawfully thereunder.
(Ord. No. 23, 4-15-03)
Sec. 11-13. Penalty.
(1) Failure to obtain a permit for development in the floodplain or failure to comply with the conditions of a permit or a variance, shall be deemed to be a violation of this Ordinance. Upon due investigation, the Planning and Zoning Administrator may determine that a violation of the minimum standards of this Ordinance exists. The Planning and Zoning Administrator shall notify the owner in writing of such violation.
(2) If such owner fails after ten days notice to correct the violation:
A. The county may make application to the Circuit Court for an injunction requiring conformance with this chapter or make such other order as the court deems necessary to secure compliance with this chapter;
B. Any person who violates this chapter shall upon conviction thereof be fined not less than fifty dollars ($50.00) nor more than seven hundred fifty ($750.00) for each offense, and;
C. A separate offense shall be deemed committed upon each day during or on which a violation occurs or continues.
D. The county shall record a notice of violation on the title to the property.
(3) The Planning and Zoning Administrator shall inform the owner that any such violation is considered a willful act to increase flood damages and therefore may cause coverage by a Standard Flood Insurance Policy to be suspended.
No site development permit shall be permanently suspended or revoked until a hearing is held by the County Board. Written notice of such hearing shall be served on the permittee and shall state:
A. The grounds for the complaint, reasons for suspension or revocation, and B. the time and place of the hearing.
At such hearing the permittee shall be given an opportunity to present evidence on their behalf. At the conclusion of the hearing, the County Board shall determine whether the permit shall be suspended or revoked.
(4) Nothing herein shall prevent the county from taking such other lawful action to prevent or remedy any violations. All costs connected therewith shall accrue to the person or persons responsible.
(Ord. No. 8, § 11, 5-18-93; Res. No. 2, 12-20-94; Res. No. 4, 7-18-00; Ord. No. 23, 4-15-03; Ord. No. 7, 9-19-06)
Sec. 11-14. Abrogation and Greater Restrictions.
This chapter repeals and replaces other ordinances adopted by the County Board to fulfill the requirements of the National Flood Insurance Program including: Whiteside County Code, chapter 11, Section 11-1 thru Section 11-15 entirely. However, this chapter does not repeal the original resolution or ordinance adopted to achieve eligibility in the program. Nor does this chapter repeal, abrogate or impair any existing easements, covenants or deed restrictions. Where this chapter and other ordinance, easements, covenants or deed restrictions conflict or overlap, whichever imposes the more stringent restrictions shall prevail.
(Ord. No. 23, 4-15-03)
Sec. 11-15. Severability.
If any provisions of this chapter, or application of the chapter is held invalid, such decision shall not affect the validity of the remaining provisions.
(Ord. No. 23, 4-15-03)
Sec. 11-16. Effective date.
This ordinance shall be in full force and effect from and after its passage and approval and publication, as required by law.
(Ord. No. 23, 4-15-03)
APPENDIX A
Prepared by: |
| E. Stuart Richter, CFM | Whiteside County Planning |
and Zoning Office |
200 East Knox Street |
Morrison, IL 61270 |
|
Return to: |
| Preparer as shown above | | | | |
NON-CONVERSION AGREEMENT
FOR ENCLOSURES BELOW THE BASE FLOOD ELEVATION
This AGREEMENT is entered into by _______________________________________ (“Owner”) and the Whiteside County Planning and Zoning Office.
WITNESSETH:
The Owner is the owner of record of all that real property described as follows:
and designated in the County’s Tax Records as P.I.N ___-___-_____-_____ .
The Owner has applied for a zoning permit (Permit) to place a structure on that property which has an enclosed area below the base flood elevation, to be constructed in accordance with the requirements of Section 11-7. (2) B.1.-8., of the Whiteside County Flood Prevention and Protection Ordinance.
The Owner shall be required to record this AGREEMENT in the office of the Whiteside County Recorder and provide proof of the recording to the Whiteside County Planning and Zoning Office.
The Owner acknowledges that the following covenants, conditions and restrictions are placed on the affected property, as a condition of Whiteside County granting the Permit, and that all affects, rights and obligations of the Owner shall be binding not only on the Owner, but also any heirs, personal representatives, successors, future owners, and assigns.
Therefore, upon the terms and subject to the conditions that follow, the structure or part thereof, built below the Base Flood Elevation, will be allowed by Whiteside County:
1. At this site, the Base Flood Elevation is ____ feet above mean sea level, National Geodetic Vertical Datum.
2. Enclosed areas below the Base Flood Elevation shall be used solely for parking of vehicles, limited storage, or access to the building.
3. All interior walls, ceilings and floors below the Base Flood Elevation shall be constructed of flood resistant materials.
Elevation.
5. The walls of the enclosed areas below the Base Flood Elevation shall be equipped and remain equipped with permanent, flow-thru openings as required by and/or shown on the Permit.
6. Whiteside County, in issuing the Permit and enforcing the Ordinance, may take any appropriate legal action to correct any violation. Any alterations or changes from these conditions may also render the structure uninsurable or increase the cost for flood insurance.
7. A duly appointed representative of the County is authorized to enter upon the property for the purpose of inspecting the exterior and interior of the enclosed area to verify compliance with this Declaration. Such inspections will be conducted no more frequently than twice each year. More frequent inspections may be conducted if a semi-annual inspection discovers a violation of the Permit.
8. Other conditions:
In witness whereof:
_________________________________ _______________________________
Owner Planning and Zoning Administrator
State of Illinois County of Whiteside
The foregoing AGREEMENT, by the OWNER and the Whiteside County Planning and Zoning Office, was signed before me this ____ day of _____________________, 2006.
_____________________________________ Notary
