The city council shall take into account flood hazards, to the extent that they are known in all official actions related to land management, use and development.
A. Review Of Development Documents: New subdivisions, manufactured home parks, annexation agreements and planned unit developments (PUDs) within the SFHA shall be reviewed to assure that the proposed developments are consistent with sections 14-1-6, 14-1-7, 14-1-8 and 14-1-9 of this chapter and the need to minimize flood damage. Plats or plans for new subdivisions, mobile home parks and planned unit developments (PUDs) shall include a signed statement by a registered professional engineer that the plat or plans account for changes in the drainage of surface waters in accordance with the plat act 1
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B. Data Shown: Proposals for new subdivisions, manufactured home parks, travel trailer parks, planned unit developments (PUDs) and additions to manufactured home parks and additions to subdivisions shall include base flood or 100-year frequency flood elevation data and floodway delineations. All new plans recorded must show the location of any SFHA, which appears on the plat and must be signed, sealed and certified by an Illinois registered land surveyor as per the requirements of Public Act 85-267. Where this information is not available from an existing study filed with the Illinois state water survey, the applicant's engineer shall be responsible for calculating the base flood or 100-year frequency flood elevation per subsection 14-1-5D of this chapter and the floodway delineation per the definition in section 14-1-2 of this chapter and submitting it to the state water survey and OWR for review and approval as best available regulatory data.
C. Preservation Of Natural Streams: Streets, blocks, lots, parks and other public grounds shall be located and laid out in such a manner as to preserve and utilize natural streams and channels. Wherever possible, the floodplains shall be included within parks or other public grounds.
D. Compliance With Chapter Required: The city council shall not approve any planned unit development (PUD) or plat of subdivision located outside the corporate limits unless such agreement or plat is in accordance with the provisions of this chapter.
E. Detached Single-Family Garages And Sheds: All new construction of or substantial improvements to detached single-family garages and sheds located in an SFHA (zone A) or property shown as being lower than the base flood elevation, shall be constructed in accordance with the requirements set forth in this chapter and the following requirements:
1. Floodway Location Prohibited: The structure shall not be located in the floodway.
2. Location On Single-Family Lot Required; Accessory To Principal Structure: The structure must be constructed or located, if already existing, as the case may be, on an existing single- family lot of record and be accessory to a principal structure on the same lot.
3. Location Of Floor: The floor of the structure shall be located at the existing ground elevation; however, the top of the foundation elevation shall be two feet (2') above the base flood elevation. (See exhibits C through F of this section for details.)
4. Fees: The fees for new construction or substantial improvements to detached single-family garages and sheds are set forth in title 10, chapter 13 of this code.
5. Materials: The structure shall be constructed of materials that will not be damaged by flooding and shall be constructed in accordance with all applicable provisions of the Des Plaines building code and ordinance.
6. Utilities: All utilities shall be located a minimum of two feet (2') above the base flood elevation.
7. Storage Of Vehicles And Tools: The structure shall only be used for the storage of vehicles and tools and shall not have any rooms, such as a workshop, greenhouse, etc.
8. Square Footage And Value Maximums: The structure shall not exceed five hundred (500) square feet and shall have a maximum value of no more than eight thousand dollars ($8,000.00) ($15,000.00 if brick) excluding the costs for a driveway.
9. Recordation Requirement: It must be recorded on the title that the structure is built in a floodplain.
10. Compliance Bond: The compliance bond shall be at least one thousand dollars ($1,000.00) to assure compliance. A higher compliance bond may be set by the building official if deemed necessary.
12. Compliance Documents: Upon completion of the permit work the following compliance documents must be submitted for approval by the director of engineering and the building official prior to occupancy and refund of the compliance bond:
a. As constructed plans certified by a professional engineer or registered land surveyor; and
b. Copy of the recorded title identifying that the structure built is within the SFHA. (Ord. M-15-16, 6-6-2016)
Notes
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