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(a) Construction or placement of a new building is valued at more than $1,000.00;
(b) Structural alterations made to an existing building increase the floor area by more than 20 percent, or the market value of the building by more than 50 percent;
(c) Reconstruction or repairs made to a damaged building are valued at or more than 50 percent of the market value (or depreciated replacement value, if no applicable market value) of the building before the damage occurred;
(d) A manufactured home is installed on a new site or a new manufactured home is installed on an existing site; this requirement does not apply to returning a manufactured home to the same site it lawfully occupied before it was removed to avoid flood damage; and
(e) The building is a recreational vehicle installed on a site for more than 180 days.
(Added Coun. J. 6-28-91, p. 2766; Amend Coun. J. 6-29-05, p. 51811, § 1; Amend Coun. J. 7-21-21, p. 33505, § 5)
Buildings located in Zones A, AO, AH or AE that are subject to Section 16-6-060 must meet the protection requirements described in this section.
(a) If a building is constructed on a permanent landfill:
(i) The fill shall be placed in layers no more than six inches deep before compaction and shall extend at least ten feet beyond the outside of the wall of the existing or proposed building;
(ii) The fill shall be protected against erosion and scour by vegetative cover, riprap or other structural measure;
(iii) The fill shall be homogeneous and isotropic;
(iv) The fill shall not adversely affect the flow of surface drainage from or onto the property;
(v) 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;
(vi) All areas below the F.P.E. shall be constructed of materials resistant to flood damage. The lowest floor (including basement) and all electrical, heating, ventilating, plumbing and air conditioning equipment and utility meters shall be located at or above the F.P.E. water and sewer pipes, electrical and telephone lines, submersible pumps and other waterproofed service facilities may be located below the F.P.E.
(b) If a building is elevated:
(i) The building improvements shall be elevated on posts, piers, piles, walls, or other foundation that is permanently open to flood waters.
(ii) 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;
(iii) All areas below the F.P.E. shall be constructed of materials resistant to flood damage. The lowest floor (including basement) and all electrical, heating, ventilating, plumbing and air conditioning equipment and utility meters shall be located at or above the F.P.E. water and sewer pipes, electrical and telephone lines, submersible pumps and other waterproofed service facilities may be located below the F.P.E.
(iv) If walls are used, all enclosed areas below the flood protection elevation shall address hydrostatic pressures by allowing the automatic entry and exit of floodwaters. Designs must either be certified by a registered professional engineer or by having a minimum of one permanent opening on at least two different walls no more than one foot above grade. The openings shall provide a total net area of not less than one square inch for every one square foot of enclosed area subject to flooding below the base flood elevation.
(v) Any area below the F.P.E. shall be used solely for parking, building access or storage and shall not later be converted to habitable space or other uses.
(c) A nonresidential building not built on permanent landfill and not elevated shall be floodproofed in accordance with the following:
(i) A registered professional engineer shall certify that the building has been designed so that below the F.P.E., the structure and attendant utility facilities are watertight and capable of resisting the effect of the base flood. The building design shall take into account flood velocities, duration, rate of rise, hydrostatic and hydrodynamic forces, the effects of buoyancy, and impacts from debris and ice;
(ii) Floodproofing measures shall be operable without human intervention and without an outside source of electricity.
(d) A recreational vehicle is to be installed on a site for more than 180 days, or a manufactured home, shall be elevated at or above the F.P.E. and anchored to resist flotation, collapse or lateral movement by being tied down in accordance with the rules and regulations issued pursuant to the Illinois Home Tie-Down Act, as amended.
(Added Coun. J. 6-28-91, p. 2766; Amend Coun. J. 6-29-05, p. 51811, § 1; Amend Coun. J. 7-21-21, p. 33505, § 6)
Buildings located in Zone VE that are subject to Section 16-6-060 must meet the protection requirements described in this section.
(a) All new construction and substantial improvements shall be elevated on pilings or columns so that the bottom of the lowest horizontal structural member of the lowest floor (excluding the pilings or columns) is elevated to or above the F.P.E., and the pile or column foundation and structure attached thereto is anchored to resist flotation, collapse, and lateral movement due to the effects of wind and water loads acting simultaneously on all building components.
(i) Water loading values used shall be those associated with the base flood.
(ii) Wind loading values shall determined in accordance with Title 14B.
(b) A licensed structural engineer or architect shall develop or review the structural design, specifications and plans for the construction, and shall certify that the design and methods of construction to be used are in accordance with accepted standards of practice for meeting the provisions of Section 16-6-071(a).
(c) All new construction and substantial improvements shall have the space below the lowest floor either free of obstruction or constructed with non-supporting breakaway walls, open wood lattice-work, or insect screening intended to collapse without causing collapse, displacement, or other structural damage to the elevated portion of the building or supporting foundation system.
(i) For the purpose of this section, a breakaway wall shall have a design safe loading resistance of not less than 10 and no more than 20 pounds per square foot.
(ii) Use of breakaway wails which exceed a design safe loading resistance of 20 pounds per square foot shall be allowed only if a licensed structural engineer or architect certifies that the designs proposed meet all of the following conditions:
(A) Breakaway wall collapse shall result from a water load less than that which would occur during the base flood; and
(B) The elevated portion of the building and supporting foundation system shall not be subject to collapse, displacement, or other structural damage due to the effects of wind and water loads acting simultaneously on all building components (structural and non-structural). Water loading values shall be those associated with the base flood. Wind loading shall be as specified in Title 14B.
(iii) All space enclosed by breakaway walls, open wood lattice-work, or insect screening below the lowest floor shall be used solely for parking of vehicles, building access, or storage.
(d) Placement or substantial improvement of manufactured homes must comply with Section 16-6-071(a) through (c).
(e) Recreational vehicles must either:
(i) Be on site for fewer than 180 consecutive days;
(ii) Be fully licensed and ready for highway use; or
(iii) Comply with Section 16-6-071(a) through (c).
(Added Coun. J. 7-21-21, p. 33505, § 7)
(b) No development within the S.F.H.A. shall include locating or storing of 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 floodproofed and anchored storage tank and certified by a professional engineer or are within a floodproofed non-residential building constructed in accordance with the requirements of Section 16-6-060.
(c) Public utilities and facilities such as sewer, gas and electric shall be located and constructed to minimize or eliminate flood damage.
(d) Public sanitary sewer systems and water supply systems shall be located and constructed to minimize or eliminate infiltration of flood waters into the system and discharges from the system into flood waters.
(e) 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 conditions.
(f) Sanitary sewer manholes or other above- ground openings located below the F.P.E. shall be watertight.
(g) All other development within the S.F.H.A. shall be designed so as to not alter or block flood flows or increase the potential for flood damages.
(h) In Zone AO and AH, drainage paths shall be provided around buildings on sloped ground to guide water around and away from the buildings.
(Added Coun. J. 6-29-05, p. 51811, § 1; Amend Coun. J. 7-21-21, p. 33505, § 8)
The head of each issuing department shall have the following duties and responsibilities:
(a) Ensure that all developments within the S.F.H.A. meet the requirements of this chapter, and attach to permit(s) evidence that the plans for such projects have been reviewed and approved as to compliance with this chapter;
(b) Identify any floodplain development application within the S.F.H.A. which has not previously been reviewed by the zoning administrator and notify the commissioner of the buildings;
(c) Determine, after receipt of comments by the commissioner of buildings, any request for a variance from the requirements of this chapter, pursuant to the authority of the issuing department;
(d) Assure that construction authorization has been granted by I.D.N.R./O.W.R. for all development projects subject to this chapter, requiring such authorization and maintain a record thereof;
(e) Provide the commissioner of buildings copies of all development permits issued by their department for all development or sites within the S.F.H.A., necessary I.D.N.R./O.W.R. permits, and evidence that the plans for such projects have been reviewed and approved as to compliance with this chapter;
(f) Provide information and assistance to residents upon request about permit procedures and floodplain construction techniques.
(g) Require that all necessary state and federal agency permits are obtained.
(Added Coun. J. 6-28-91, p. 2766; Amend Coun. J. 12-11-91, p. 10978; Amend Coun. J. 6-29-05, p. 51811, § 1; Amend Coun. J. 11-16-11, p. 13798, Art. II, § 6; Amend Coun. J. 1-27-21, p. 26741, Art. II, § 16)
The building commissioner shall have the following additional duties and responsibilities:
(a) Maintain records of all certified registered engineers' certificates and the "as built" floodproofed elevation of all buildings subject to this chapter;
(b) Maintain records of all "as built" elevations of the lowest floor (including basement) of all buildings subject to this chapter.
(Added Coun. J. 6-28-91, p. 2766; Amend Coun. J. 12-11-91, p. 10978; Amend Coun. J. 3-5-03, p. 104990, § 46; Amend Coun. J. 6-29-05, p. 51811, § 1; Amend Coun. J. 11-13-07, p. 14999, Art. II, § 1)
(a) The commissioner of buildings shall have the following duties and responsibilities: Inspect and monitor all development projects within the S.F.H.A. for which the department has issued a development permit, to assure compliance with the provisions of this chapter;
(b) Review all development applications submitted by the zoning administrator and notify other issuing departments as to those applications which fall within the S.F.H.A.;
(c) Compare the elevation of the site to the base flood elevation for all developments located within the S.F.H.A.;
(d) Maintain records of proposed developments within the S.F.H.A.;
(e) Receive from the issuing departments copies of all development permit applications, permits, and as- built certifications reviewed by the departments of developments that fall within the S.F.H.A., maintain a file of all such copies received, and submit reports of such permits to F.E.M.A.;
(f) Coordinate with state and federal agencies to improve base flood and floodway data, and to improve the administration of this chapter;
(g) Notify all issuing departments of proposed development projects within the S.F.H.A., and coordinate review by the departments of such projects;
(h) Notify all issuing departments of receipt of any revised F.E.M.A. maps or other relevant data, maintain them on file and distribute copies to the issuing departments;
(i) Maintain for public inspection base flood data, S.F.H.A. maps, copies of federal and state permit documents and "as built" elevation and floodproofing data for all buildings constructed subject to this chapter;
(j) Upon notification by the issuing department considering a variance request, respond in writing to the variance in terms of the requirements of this chapter; and
(k) Notify affected adjacent communities of watercourse alterations and relocations.
(Added Coun. J. 6-29-05, p. 51811, § 1; Amend Coun. J. 11-16-11, p. 13798, Art. II, § 6)
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