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(A) I-2 Land Use District Statement of Intent. This district is established to provide space for industrial and/or manufacturing and/or warehousing or storage operations which may require buildings and/or open area for fabricating, processing, extraction, repairing, dismantling or disposal or equipment, raw materials, manufactured products or wastes. Land designated for this district should be located in relation to the thoroughfare network of the community (including primarily streets as well as rail and air if required) and designed so as to not wholly disrupt normal traffic flow. Because of increasing technological developments, extensive lists of permitted and prohibited uses is impractical, therefore, to safeguard the public interest, performance standards are established herein as criteria for all permitted uses and as guidance for the City Council in permitting any conditional uses. Planned Industrial Parks are encouraged in this district.
(B) NOTES.
(2) See Performance Standards for I-2 District.
(3) The City Council may permit as Conditional Use: Automobile Wrecking & Storage Yards if the following conditions are met in addition to the Performance Standards of I-2 District:
(a) Use permitted not closer than 300’ to a residential use or residential zone.
(b) Solid wall or solid painted fence eight (8) feet high.
(c) Parking not permitted closer than 300’ to a residential use or residential zone.
(d) Two (2) off-street loading spaces required. May not face on bordering street or highway.
(e) One (1) principal entrance only.
(f) Outdoor lighting shall be approved by the City Council.
(4) Principal and Accessory Uses and Structures are permitted if the performance standards for this district (2) are met and certified as being met by a registered professional engineer of the State of Illinois. Standards of the Illinois Environmental Protection Agency must also be met.
(C) Schedule of District Regulations.
(1) Permitted Principal Uses and Structures and Accessory Uses and Structures.
(a) Principal and Accessory Uses and Structures are permitted if the performance standards for this district (2) are met and certified as being met by a registered professional engineer of the State of Illinois. Standards of the Illinois Environmental Protection Agency must also be met.
(c) Accessory Uses and Structures may include a Truck or Equipment Terminal, but only with a Conditional Use Permit, as an accessory use customarily incidental to a permitted principal use on the same parcel.
(d) Commercial Solar Energy Facility - see Chapter 160 of the Revised Code of Ordinances.
(e) Non-Commercial Solar Energy Facility- see Chapter 160 of the Revised Code.
(2) Conditional Uses. After notice & appropriate safeguards, the City Council may permit as Conditional Uses:
(a) Automobile Wrecking & Storage Yards. See Note (3).
(b) Mineral extractive operations outside corporate limits, including but not limited to: coal, oil, rock, gravel, sand, and the related processing operations, storing, and sale of such materials.
(d) Truck Terminal or Equipment Terminal, but only as an accessory use to a Permitted Use.
(e) Cannabis Craft Grower or Cannabis Cultivation Center (must be 1500 feet distance between each use as measured from each property line).
(f) Cannabis Infuser Organization or Infuser; Cannabis Processing Organization or Processor; Cannabis Transporting Organization or Transporter.
(3) Prohibited Uses. Any use more appropriate to another zone or zones including, but not limited to:
(a) Residential uses of any kind including dwelling units, hotels, motels, mobile homes, etc.
(b) Schools, churches, clubs, lodges, hospitals.
(c) Abandoned Automobile.
(d) Kennel.
(e) Truck Stop.
(f) Mineral Extractive Operations within corporate limits.
(4) Minimum lot area; Minimum yards (all buildings); Minimum floor area (principal buildings); Maximum height (all buildings); Maximum floor area ratio (all buildings).
(a) MIN. LOT AREA: 1 acre.
(b) MIN. LOT WIDTH: 100’.
(c) MIN. FRONT YD. DEPTH: 50’.
(d) MIN. REAR YD. DEPTH: 50’.
(e) MIN. SIDE YD. WIDTH: 50’.
(f) MIN. FLOOR AREA: 1,000 Sq. Ft.
(g) MAX. HEIGHT: As determined by F.A.R.
(h) MAX. STORIES: As determined by F.A.R.
(i) MAX. FLOOR AREA RATIO: .50.
(5) Minimum off-street parking & loading.
land use | parking spaces | loading spaces |
(a) Graded, paved, marked, lighted, and drained off-street parking and loading areas shall be provided as follows:
1. a. For industrial or manufacturing operations - 1 auto parking space per (a) two employees of combined employment of two largest successive shifts, or (b) two employees if only one shift operation; plus 1 auto parking space equal to 15% of the above for visitors and company vehicles.
b. Minimum of 1 off-street loading space. Additional off- street loading space may be required by the nature and size of anticipated operations.
2. For non-industrial or manufacturing operations as required in more restricted district(s).
3. Common parking and loading areas provided parking requirements for all uses are met.
(Prior Code, Art. 21, § 21-300) (Ord. 2023-30, passed 8-21-2023)
(A) I-A Land Use District Statement of Intent.
(1) It is the intent of this District to provide a transitional zoning district for land which is undeveloped and agricultural land but which is projected to become industrial during future years; the desire being that large tracts of land should be readily available to promote and encourage industrial development.
(2) It is the intent of this District to continue to provide land for purposes devoted to the production of agricultural products such as field crops, livestock, fowl, and other conventional agricultural pursuits and to also assist in the conservation of the natural resources within the jurisdiction of this Ordinance by encouraging practices which will conserve soil, soil resources, water, water resources, and prevent soil erosion and flood water damages.
(3) At the same time, it is the intent of this District to provide space for industrial and/or manufacturing and/or warehousing or storage operations which may require building and/or open areas for fabricating, processing, extracting, repairing, dismantling, or disposal of equipment, raw materials, manufactured products or wastes; land designated for this District should be located in relation to the thoroughfare network of the community (including primary streets as well as rail and air if required) and designed so as to not wholly disrupt normal traffic flow. Because of increasing technological developments, extensive lists of permitted and prohibited uses are impractical; therefore, to safeguard the public interests, performance standards are established herein as criteria for all permitted uses and as guidance for the City Council in permitting any conditional uses. Planned Industrial Parks are encouraged in this District.
(B) NOTES.
(2) Building & enclosed pens for livestock, fowl & animals shall not be closer than 200’ from any adjoining district.
(3) Principal and accessory buildings shall not be closer than 100’ from any adjoining parcel.
(4) Principal and accessory buildings shall not be closer than 50’ from any adjoining parcel.
(5) Principal, accessory buildings and operations shall not be closer than 500’ from any adjoining parcel.
(6) See State Law.
(7) See definition of Home Occupation.
(8) Principal, accessory buildings and operations shall not be closer than 100’ from any adjoining parcel.
(9) See performance standards for I-2 District.
(C) Schedule of District Regulations.
(1) Permitted Principal Uses and Structures.
(a) Agriculture and agricultural buildings in connection with a bonafide farm operation (2).
(b) Cemeteries.
(c) Essential Services Forest Preserves.
(d) Single Family Farm Dwellings.
(e) Principal Uses and structures are permitted if the performance standards for the District I-2, General Industrial District, are met and certified as being met by a registered professional engineer of the State of Illinois. Standards for the Environmental Protection Agency must also be met.
(g) Municipally Owned Parks and Recreational Areas.
(h) Non-Commercial Solar Energy Facility- see Chapter 160 of the Revised Code.
(2) Permitted Accessory Uses and Structures.
(a) Accessory uses and structures customarily incidental to permitted principal uses on the same parcel including:
1. Residential garages.
2. Home Occupations. See Note (7).
3. Truck or Equipment Terminal, but only with a Conditional Use Permit.
4. Roadside produce stands in conjunction with a bonafide farm operation on the premises.
5. Kennel.
(b) Accessory uses and structures are permitted if the performance standards for the District I-2, General Industrial District, are met and certified as being met by a registered professional engineer of the State of Illinois. Standards for the Environmental Protection Agency must also be met.
(3) Conditional Uses. After notice & appropriate safeguards, the City Council may permit as Conditional Uses:
(a) Sale of greenhouse products grown on premises.
(b) Riding Stables. See Note (2).
(c) Raising, breeding & boarding of non-farm fowl and animals. See Note (2).
(d) Seasonal fishing, hunting lodge, gun club or related operation.
(e) Stadium or coliseum, horse or auto race track. See Notes (2), (5).
(f) Penal or correctional institution. See Note (3).
(g) Airport or heliport. See Note (6).
(h) Sanitation Transfer Station.
(j) Commercial radio or television station.
(k) Commercial radio or television towers are exempted from height regulations.
(l) Schools.
(m) Churches.
(n) Hospitals.
(o) Mineral extractive operations outside corporate limits, including but not limited to: coal, oil, rock, gravel, sand and the related processing operations, storing and sale of such materials (5).
(p) Energy Park; Wind Farm, Park, or Plant; for Commercial Solar Energy Facility - see Chapter 160 of the Revised Code of Ordinances.
(q) Truck Terminal or Equipment Terminal, but only as an accessory use to a Permitted Use.
(r) Cannabis Craft Grower or Cannabis Cultivation Center (must be 1500 feet distance between each use as measured from each property line).
(s) Cannabis Infuser Organization or Infuser; Cannabis Processing Organization or Processor; Cannabis Transporting Organization or Transporter.
(4) Prohibited Uses. Any use more appropriate to another zone or zones including, but not limited to:
(a) Mobile Homes.
(b) Travel Trailer Parks.
(c) Junk Yard.
(d) Abandoned Automobile.
(e) Automobile Wrecking.
(f) Sanitation Landfill or other qualified system (7) except sanitation transfer station.
(g) Residential use of any kind, including dwelling units. hotels, motels, mobile homes, etc. except bonafide single family farm dwellings.
(h) Mineral Extractive Operations within corporate limits.
(i) Truck Stop.
(5) Minimum lot area; Minimum yards (all buildings); Minimum floor area (principal buildings); Maximum height (all buildings); Maximum floor area ratio (all buildings).
(a) MIN. LOT AREA: 5 acres, except for cemeteries in which case 2 acres; and conditional uses as determined by the Planning Commission.
(b) MIN. LOT WIDTH: 300’.
(c) MIN. FRONT YD. DEPTH: 80’ along Federal Highway; 60’ along other public roads.
(d) MIN. REAR YD. DEPTH: 100’.
(e) MIN. FLOOR AREA: 1,000 Sq. Ft.
(f) MAX. HEIGHT: 40’ except barns & silos; and all except manufacturing/industrial, etc. buildings which are to be determined by F.A.R.
(g) MAX. STORIES: 3, except for manufacturing/industrial, etc. buildings which are to be determined by F.A.R.
(h) MAX. FLOOR AREA RATIO: .50 for manufacturing/ industrial, etc. buildings; otherwise N/A.
(6) Minimum off-street parking & loading.
land use | parking spaces | loading spaces |
Dwelling Unit | 2 | 0 |
Home Occupation | +1 | 0 |
Churches per 4 seats in main auditorium | 1 | 0 |
(a) Industrial, manufacturing, etc.
(b) Graded, paved, marked, lighted, and drained off-street parking and loading areas shall be provided as follows:
1. a. For industrial or manufacturing operation: 1 auto parking space per (a) two employees of combined employment of two largest successive shifts, or (b) two employees if only one shift operation; plus 1 auto parking space equal to 15% of the above for visitors and company vehicles.
b. Minimum of 1 off-street loading space. Additional off- street loading space may be required by the nature and size of anticipated operations.
2. For non-industrial or manufacturing operations as required in more restricted district(s).
3. Common parking and loading areas provided parking requirements for all uses are met.
(7) All remaining permitted uses and conditional uses if permitted are subject to the Planning Commission. Consideration shall be given to recommendation of administrative official.
(Prior Code, Art. 21, § 21-300) (Ord. 2023-30, passed 8-21-2023)
(A) IPCA-PUD Land Use District Statement of Intent. IPCA-PUD Industrial Park Conservation Area
(B) NOTES.
(2) The development plan for a IPCA-PUD District shall be approved by the City Council; such plan shall show:
(a) Access points to public ROW.
(b) Building locations.
(c) Parking layout.
(d) Elevations of buildings.
(e) Landscaping plan.
(f) Lighting plan.
(g) Drainage plan.
(h) Site utilities plan.
(i) Such plan shall be compatible with the comprehensive and thoroughfare plans.
(j) If development is to be staged, phasing shall be indicated.
(3) Commercial and Industrial uses are encouraged to follow guidelines as described in the Commercial Design Standards Section.
(C) Schedule of District Regulations.
(1) Permitted Principal Uses and Structures.
(a) Industrial and warehouse uses in facilities where the primary building exceeds 100,000 sq. ft.
(b) Non-Commercial Solar Energy Facility- see Chapter 160 of the Revised Code.
(2) Permitted Accessory Uses and Structures. Accessory uses and structures customarily incidental to permitted principal uses on the same parcel including: Propane Filling Station with a Conditional Use Permit but only for the uses specified herein.
(3) Conditional Uses. After notice & appropriate safeguards, the City Council may permit as Conditional Uses:
(a) The following uses providing the location, nature and extent of proposed operations are compatible with other uses in the district, and that any proposed development plan provides consideration for integration with the thoroughfare system of the neighborhood and community.
1. Adult Daycare.
2. Appliance Repair.
3. Amusement Centers, indoor or outdoor.
4. Art Galleries.
5. Auto Glass Stores.
6. Auto Parking Lots or Structures.
7. Automobile Sales & Service.
8. Banks.
9. Barbers.
10. Business & Professional Offices.
11. Bowling Alleys.
12. Cannabis Dispensing Organization.
a. must be 1500 feet distance between each use as measured from each property line and 100 feet distance from any pre-existing church or daycare or pre-school facility or primary or secondary school or residential care home, as measured from the property line of the Cannabis Dispensing Organization and the closest building line of the church or daycare or pre-school facility or primary or secondary school or residential care home and
b. cannabis café, lounge, or on-site consumption is prohibited).
13. Cannabis Craft Grower or Cannabis Cultivation Center (must be 1500 feet distance between each use as measured from each property line).
14. Cannabis Infuser Organization or Infuser; Cannabis Processing Organization or Processor; Cannabis Transporting Organization or Transporter.
15. Chambers of Commerce.
16. Chemical Supplies.
17. Clothes Cleaning Agency.
18. Clubs or Lodges (Private).
19. Construction Company - but not outside storage of equipment.
20. Convenience Stores with fuel, without facilities for semi trucks.
21. Credit Bureaus & Collections.
22. Currency Exchanges.
23. Custom Tailor & Dressmaking.
24. Day Care Center.
25. Drive-In Banking.
26. Drive-In Restaurants.
27. Drive-In Operations not otherwise specified or prohibited.
28. Drive-In Theaters.
29. Employment Agencies.
30. Essential Services.
31. Exterminators.
32. Governmental Offices.
33. Hotels & Motels.
34. Insurance Agencies.
35. Interior Decorator.
36. Fire Station.
37. General Loan.
38. Janitorial Services.
39. Jewelry Repair.
40. Libraries.
41. Locksmiths.
42. Lumber Yards.
43. Meat, Poultry or Fish Market.
44. Medical Clinics.
45. Motion Picture Theaters.
46. Museums.
47. Newspaper Offices but not newspaper plants.
48. One or more dwelling units above the main floor.
49. One dwelling unit used solely in conjunction with and forming part of a funeral home.
50. Paint, Wallpaper-Glass.
51. Pet Shop.
52. Photographer.
53. Police Station.
54. Post Office.
55. Printers.
56. Propane Filling Station (See Notes).
57. Rental Equipment.
58. Savings & Loan Association.
59. TV Studios.
60. Title Abstract Offices.
61. Transportation Terminals (passenger).
62. Travel Agencies.
63. Equipment Terminal, Truck Terminal, Truck Stop-- see Notes (2019).
64. Upholstery Shop.
65. Utility Company Offices, but not outside storage of equipment.
66. Veterinarians.
67. Warehouses.
68. Winery.
70. Stores or shops offering the following merchandise primarily at retail & wherein or whereat incidental but subordinate related services may or may not be available.
71. Appliance.
72. Auto glass.
73. Auto Parts - Wholesale or retail.
74. Auto & Truck Sales.
75. Bakery Goods.
76. Books.
77. Camera Shop.
78. Candy, but not manufacturing operations.
79. Catering.
80. Confectionery.
81. Dairy Products.
82. Delicatessen or Food, but not grocery or supermarket.
83. Department.
84. Drapery.
85. Drug.
86. Dry Goods.
87. Farm & Garden Supplies, but not milling or grain storage operations nor sale of major agricultural implements.
88. Florist.
89. Food.
90. Furniture.
91. Gifts.
92. Grocery & Supermarkets.
93. Hardware.
94. Ice Cream, Ice Milk-walk-in or walk-up but not drive-in.
95. Jewelry.
96. Liquor.
97. Locksmith.
98. Mail Order.
99. Meat, Poultry or Fish.
100. Milliner.
101. Music.
102. Notions.
103. Office Supply.
104. Optical Merchandise.
105. Paint, Wallpaper, Glass.
106. Pawn Brokers.
107. Periodicals.
108. Pet Shop.
109. Pharmacy.
110. Ready to wear, Men’s, Women’s, Children, Infants.
111. Restaurants, but not drive-in.
112. Shoes.
113. Sporting goods.
114. Stationery.
115. Tobacco, News.
116. Toys.
117. Variety or Dime.
118. Commercial Solar Energy Facility (see Chapter 160 of the Revised Code of Ordinances).
(b) The administrative official shall have authority to determine other uses, in addition to those specifically listed herein, when in his judgment such other uses are similar to and no more objectionable to the public welfare than those listed.
(c) Conditional Use Notes
1. Notes (2019) re Equipment Terminal, Truck Terminal, Truck Stop:
a. Not more than two uses shall be permitted at each of the two I-57 interstate exchanges (Exit 94 and Exit 95) and at the one I-64 interstate exchange (Exit 80). Existing nonconforming uses shall be counted as a use.
b. The parcel on which the use is situated must have its closest boundary point to be within at least 1,000 feet of the centerline of the nearest I-57 or I-64 interstate highway exit ramp at its point of intersection with a state highway or with Veteran’s Memorial Drive.
c. The minimum distance between uses (which includes any existing non-conforming use) shall be 2000 feet measured along road frontage from the nearest entry or exit point of each use.
d. All entry or exit points for the parcel shall immediately abut and have access only upon a state highway, upon Veteran’s Memorial Drive, or upon a street that has been constructed and designated by the City for use by trucks up to 80,000-pounds; no other street or road shall provide access.
e. All access points shall have dedicated left-turn and/or right-turn lanes, either presently existing or constructed by the parcel owner/developer with permission of the City.
f. The use shall have only the number of spaces dedicated for truck parking as permitted by the Resolution Granting the Conditional Use and no truck parking shall be permitted or occur except within such dedicated spaces.
g. Lawful Equipment Terminals, Truck Terminals, or Truck Stops existing on date of adoption of these Notes shall be a nonconforming use and shall be subject to the provisions of this Chapter 161 relating to nonconforming uses.
h. None of the foregoing provisions shall be subject to variance.
2. Propane Filling Station:
a. Permitted only as an Accessory Use for a retailer which primarily engages in sales of and service for travel trailers, or for a retailer which primarily engages in sale of farm, garden, and hardware supplies, or for a Truck Stop.
b. Must be enclosed by an approved locking security fencing not less than 6 feet in height.
c. Minimum distance of security fencing to residentially zoned property shall be 330 feet in all directions (with no variance permitted), measured from the fencing to the property line of the residentially zoned property.
d. Maximum tank size (with no variance permitted) shall be 1000 gallons.
e. Only Liquid Propane Gas (LPG) designated UN 1075 shall be stored or sold upon the premises.
g. Shall be subject to such additional conditions as determined by the City Council to be necessary to protect the public interests.
(4) Prohibited Uses. Any use more appropriate to another zone or zones including, but not limited to:
(a) Abandoned Automobile.
(b) Automobile Wrecking.
(c) Automobile Service Station.
(d) Agriculture.
(e) Agricultural Equipment Stores.
(f) Agricultural Products except produce.
(g) Churches.
(h) Commercial Radio or Television Station.
(i) Commercial Radio or Television Towers are exempted from height regulations.
(j) Drive-Ins:
1. Ice Cream or Ice Milk.
2. Auto Washing.
(k) Hospitals.
(l) Junk Yards.
(m) Kennel.
(n) Manufacturing or industrial operations except those permitted.
(o) Mineral Extractive Operations.
(p) Mineral Extractive Operations within corporate limits.
(q) Mineral Extractive Operations outside corporate limits, including but not limited to: coal, oil, rock, gravel, sand and the related processing operations, storing and sale of such materials.
(r) Mobile Homes.
(s) Moving & Storage Operations.
(t) Penal or correction institution.
(u) Raising, breeding & boarding of non-farm fowl and animals.
(v) Residential Dwelling Units.
(w) Residential use of any kind, including dwelling units, hotels, motels, mobile homes, etc. except bonafide single family farm dwellings.
(x) Riding Stables.
(y) Sales & Service.
(z) Sale of greenhouse products grown on premises.
(aa) Sanitation Landfill or other qualified system except sanitation transfer station.
(bb) Sanitation Transfer Station.
(cc) Schools.
(dd) Seasonal fishing, hunting lodge, gun club or related operation.
(ee) Sexually Oriented Businesses.
(ff) Single Family Residential Structures.
(gg) Stadium or coliseum, horse or auto race track.
(hh) Storage Facilities.
(ii) Trailers.
(jj) Travel Trailers.
(kk) Travel Trailer Parks.
(ll) Truck Sales & Service.
(mm) Warehouses except where permitted.
(5) Minimum lot area; Minimum yards (all buildings); Minimum floor area (principal buildings); Maximum height (all buildings); Maximum floor area ratio (all buildings). Minimum lot areas and setback requirements shall comply with those required in the I-2 District for Industrial Uses and B-3 District for all other uses.
(6) Minimum off-street parking & loading.
(a) Industrial uses shall comply with parking regulations in the I-2 District.
(b) All other uses shall comply with parking regulations in the B-3 District.
(Prior Code, Art. 21, § 21-300) (Ord. 2023-30, passed 8-21-2023)
DEVELOPMENT IN FLOOD PLAIN (SPECIAL FLOOD HAZARD) AREAS
All new development proposals in the Flood Plain (Special Flood Hazard) Areas shall be reviewed and approved by the Building Officials so as to accomplish the following purposes:
(A) To prevent unwise developments from increasing flood or drainage hazards to others;
(B) protect new buildings and major improvements to buildings from flood damage;
(C) to promote and protect the public health, safety, and general welfare of the citizens from the hazards of flooding;
(D) to lessen the burden on the taxpayer for flood control, repairs to public facilities and utilities, and flood rescue and relief operations;
(E) maintain property values and a stable tax base by minimizing the potential for creating blight areas;
(F) make federally subsidized flood insurance available, and
(G) 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.
(Prior Code, Art. 21, § 21-400.1)
For the purposes of this ordinance, the following definitions are adopted:
BASE FLOOD. The flood having a one percent (1%) 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 § 161.342 of this ordinance.
BASE FLOOD ELEVATION (BFE). The elevation in relation to mean sea level of the crest of the base flood.
BASEMENT. That portion of a building having its floor sub-grade (below ground level) on all sides.
BUILDING. A walled and roofed structure, including gas or liquid storage tank, that is principally above ground, including manufactured homes, prefabricated buildings and gas or liquid storage tanks. The term also includes recreational vehicles and travel trailers installed on a site for more than one hundred eighty (180) days per year.
CRITICAL FACILITY.
(1) Any facility which is critical to the health and welfare of the population and, if flooded, would create an added dimension to the disaster. Damage to these critical facilities can impact the delivery of vital services, can cause greater damage to other sectors of the community, or can put special populations at risk.
(2) Examples of CRITICAL FACILITIES where flood protection should be required include: emergency services facilities (such as fire and police stations), schools, hospitals retirement homes and senior care facilities, major roads and bridges, critical utility sites (telephone switching stations or electrical transformers, and hazardous material storage facilities (chemicals, petrochemicals, hazardous or toxic substances).
DEVELOPMENT.
(1) Any man-made change to real estate including, but not necessarily limited to:
(a) Demolition, construction, reconstruction, repair, placement of a building, or any structural alteration to a building;
(b) substantial improvement of an existing building;
(c) installation of a manufactured home on a site, preparing a site for a manufactured home, or installing a travel trailer on a site for more than one hundred eighty (180) days per year;
(d) installation of utilities, construction of roads, bridges, culverts or similar projects;
(e) construction or erection of levees, dams walls or fences;
(f) drilling, mining, filling, dredging, grading, excavating, paving, or other alterations of the ground surface;
(g) storage of materials including the placement of gas and liquid storage tanks, and channel modifications or any other activity that might change the direction, height, or velocity of flood or surface waters.
(2) DEVELOPMENT does not include routine maintenance of existing buildings and facilities, resurfacing roads, or gardening, plowing, and similar practices that do not involve filing, grading, or construction of levees.
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.
EXPANSION TO AN EXISTING MANUFACTURED HOME PARK OR SUBDIVISION. The preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads).
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 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.
FLOOD INSURANCE STUDY. An examination, evaluation and determination of flood hazards and, if appropriate, corresponding water surface elevations.
FLOODPLAIN and SPECIAL FLOOD HAZARD AREA (SFHA).
(1) These two terms are synonymous. Those lands within the jurisdiction of the City of Mt. Vernon, the extraterritorial jurisdiction of the City of Mt. Vernon, or that may be annexed into the City of Mt. Vernon, that are subject to inundation by the base flood.
(2) The floodplains of the City of Mt. Vernon are generally identified as such on panel numbers (0179C, 0180C, 0183C, 0184C, 0185C, 0190C, 0191C, 0192C, 0195C, and 0225C) of the countywide Flood Insurance Rate Map of Jefferson County prepared by the Federal Emergency Management Agency and dated September 17, 2010. FLOODPLAIN also includes those areas of known flooding as identified by the community.
(3) The floodplains of those parts of unincorporated Jefferson County that are within the extraterritorial jurisdiction of the City of Mt. Vernon or that may be annexed into the City of Mt. Vernon are generally identified as such on the Flood Insurance Rate map prepared for Jefferson County by the Federal Emergency Management Agency and dated September 17, 2010.
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 flood proofed to the flood protection elevation.
FLOOD PROTECTION ELEVATION (FPE). The elevation of the base flood plus one foot of freeboard at any given location in the floodplain.
FLOODWAY. That portion of the floodplain required to store and convey the base flood. The floodway for the floodplains of Church Tributary, West Tributary, East Fork Botch’s Ditch, Botch’s Ditch, Casey Fork, Bell Street Ditch, Brickyard Creek, and Bishop Creek shall be as delineated on the countywide Flood Insurance Rate Map of Jefferson prepared by FEMA and dated September 17, 2010. The FLOODWAYS for each of the remaining floodplains of the City of Mt. Vernon shall be according to the best data available from the 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.
HISTORIC STRUCTURE. Any structure that is:
(1) Listed individually in the National Register of Historic Places or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register.
(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 § 161.346 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 required utilities.
MANUFACTURED HOME PARK OR SUBDIVISION. A parcel (or contiguous parcels) of land divided into two or more lots for rent or sale.
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.
RECREATIONAL VEHICLE OR TRAVEL TRAILER. A vehicle which is:
(1) built on a single chassis;
(2) four hundred (400) square feet or less in size;
(3) designed to be self-propelled or permanently towable by a light duty truck and designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel or seasonal use.
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 of a a building whether or not that alteration affects the external dimensions of the building.
STRUCTURE. (see BUILDING.)
SUBSTANTIAL DAMAGE. Damage of any origin sustained by a structure whereby the cumulative percentage of damage subsequent to the adoption of this ordinance equals or exceeds fifty percent (50%) of the market value of the structure before the damage occurred regardless of actual repair work performed. Volunteer labor and materials must be included in this determination. The term includes “Repetitive Loss Buildings” (see definition).
SUBSTANTIAL IMPROVEMENT.
(1) Any reconstruction, rehabilitation, addition or improvement of a structure taking place subsequent to the adoption of this ordinance in which the cumulative percentage of improvements:
(a) equals or exceeds fifty percent (50%) of the market value of the structure before the improvement or repair is started, or
(b) increases the floor area by more than twenty percent (20%).
(2) 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.
(3) The term does not include:
(a) 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
(b) Any alteration of a structure listed on the National Register of Historic Places or the Illinois Register of Historic Places.
VIOLATION.
(1) The failure of a structure or other development to be fully compliant with the community’s floodplain management regulations.
(2) 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.
(Prior Code, Art. 21, § 21-400.2)
This ordinance’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 FEMA and IDNR/OWR for approval prior to any development of the site.
(A) The base flood elevation for the floodplains of Church Tributary, West Tributary, East Fork Botch’s Ditch, Botch’s Ditch, Casey Fork, Bell Street Ditch, Brickyard Creek, and Bishop Creek shall be as delineated on the 100-year flood profiles in the countywide Flood Insurance Study of Jefferson prepared by the Federal Emergency Management Agency and dated September 17, 2010.
(B) The base flood elevation for each floodplain delineated as an “AH Zone” or “AO Zone” shall be that elevation (or depth) delineated on the county wide Flood Insurance Rate Map of Jefferson County.
(C) The base flood elevation for each of the remaining floodplains delineated as a “A Zone” on the countywide Flood Insurance Rate Map of Jefferson County shall be according to the best data available from federal, state or sources. Should no other data exist, an engineering study must be financed by the applicant to determine base flood elevations.
(Prior Code, Art. 21, § 21-400.3)
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