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HomeMy WebLinkAboutORDINANCE - 1302 - 5/22/1979 - FLOOD PLAIN REGULATIONSORDINANCE NO. 130 _ AN ORDINANCE REPEALING ORDINANCE NO. 503, REGULATING BUILDINGS AND STRUCTURES WITHIN THE FLOOD PLAIN, AND ESTABLISHING FLOOD PLAIN REGULATIONS IN THE VILLAGE OF ELK GROVE VILLAGE NOW, THEREFORE, BE IT ORDAINED by the President and Board of Trustees of the Village of Elk Grove Village, Cook and Du Page Counties, Illinois: Section 1: That Ordinance No. 503, adopted October 24, 1967, Regulating Building and Structures within the Flood Plain, is hereby repealed; and the following Flood Plain Regulations be and is hereby established: FLOOD PLAIN REGULATIONS A. GENERAL 1. PURPOSE - The purpose of this Section is to diminish threats to public health and safety caused by floodwaters; reduce economic losses to individuals and the community at large; pro- tect, conserve, and promote the orderly development of land and water resources; and to comply with the guidelines for the National Flood In Program as published by the U. S. Department of Housing and Urban Development. The provisions of this ordinance further regulate, guide, and control: a. The use, subdivision, layout, and improvement of lands located in floodplains. b. The excavating, filling, and grading of lots and other land parcels or areas located in floodplains and the storing of certain materials thereon. C. The location, construction, and elevation of buildings' and other structures or parts and appurtenances thereof, and of sanitary and storm sewers and appurtenances, such as manholes, located in floodplains. 2. DEFINITIONS - For the purpose of this Section, the following definitions are adopted: a. AREA OF SPECIAL FLOOD HAZARD: The land which is subject to a one percent chance of flooding annually. This area may also be identified as that which is subject to the 100 -year flood. The area is designated as Zone A, Al -99 AH, or AO on the maps provided by the Federal Insurance Administration. b. BASE FLOOD: The flood having a one percent chance of being equaled or exceeded in any given year. The base flood is also known as the 100 -year flood. If the 100 -year flood information is not available, the base flood shall be the flood of record. C. BASE FLOOD AREA: The land area subject to inundation by waters of the base flood. d. BASE FLOOD ELEVATION: The highest water surface elevation of the base flood. e. COMPENSATORY STORAGE: An artificially excavated volume of storage within the base flood area used to balance the loss of natural flood storage capacity when artificial fill or structures are placed within the flood- plain. The uncompensated loss of natural floodplain storage can increase off-site floodwater elevations and flows. f. DEVELOPMENT: Any man-made change to improved or unimproved real estate, including but not limited to construction of or substantial improvements to buildings or other structures, dredging, filling, grading, paving, excavation, or drilling operations. g. FLOOD: The condition existing when the waters of any watercourse, pond, or depression temporarily rise to a height above their normal levels and overflow the boundaries within which they are ordinarily contained. It also includes the unusual rapid accumulation or runoff of surface waters. h. FLOOD FREQUENCY: A period of years, based on a statistical analysis, during which a flood of a stated magnitude may be expected to be equaled or exceeded. i. FLOOD FRINGE: The higher portion of the floodplain, immediately adjacent to and on either side of the floodway, occupied by quiescent or slow-moving waters during floods. j. FLOOD HAZARD BOUNDARY MAP (FHBM): An official map of the Village, issued or approved by the Administrator of the Federal Insurance Administration, on which the areas having special flood hazards have been drawn and designated as Zone A. k. FLOOD INSURANCE STUDY (FIS): An examination and evaluation of hydrologic and hydraulic data sponsored by the Federal Insurance Administration to determine base flood flows, elevations, areas, and floodways. The FIS also determines flows, elevations, and areas of floods having lesser and greater frequencies of occurrence. L. FLOOD OF RECORD: An actual historical flood event for which sufficient records are available to establish its extent. No uniform probability of occurrence is associated with floods of record. However, the probability of occurrence may be determined for the event at specific locations. M. FLOOD PROFILE: Graphical representations of the elevations of the water surface of the 100 -year flood along the watercourses of the Village. n. FLOOD PROTECTION ELEVATION: The elevation to which uses regulated by this ordinance are required to be elevated or floodproofed. - 2 - o. FLOOD RETURN PERIOD: Same as flood frequency. p. FLOODPLAIN: The special flood hazard lands adjoining a watercourse, whose surface elevation is lower than the base flood elevation, that are subject to periodic inundation during floods. q. FLOODPROOFING: , Modifications to structures made to reduce flood damages. These may be made to existing structures or incorporated in the design of new structures. In all instances, floodproofing must be watertight and must be adequate without the need for human intervention. r. FLOODWAY: The Channel of a watercourse and those portions of the adjoin- ing floodplains which are required to carry and discharge the 100 -year flood with no significant increase in the base flood elevation. S. FLOODWAY ENCROACHMENT LINES: The lateral boundaries of the floodway which separate it from the flood fringes. t. FREEBOARD: An increment of elevation added to the base flood elevation to provide a factor of safety for uncertainties in calculations, unknown localized conditions, wave actions,"and unpredictable effects such as may be caused by ice or debris jams. U. HYDROSTATIC UPLIFT: The upward pressure exerted on floorslabs or an entire structure by standing water or groundwater, which tends to float a struc- ture or crack the floor. It is based on the difference in elevation between the surface level of the water. Hydrostatic pressure may also be horizontal, imposing forces on walls causing them to crack or fail. V. MOBILE HOME: A structure transportable in one or more sections, which is built on a permanent chassis and designed to be used with or without a permanent foundation when connected to the required utilities. It does not include recreational vehicles or travel trailers. W. MOBILE HOME PARK: A parcel or contiguous parcels of land which has been so designated and improved that it contains two or more mobile home lots available to the general public for sale or rent and the placement thereon of mobile homes for occupancy. X. ONE HUNDRED YEAR FLOOD: A flood magnitude with a one percent statistical chance of being equaled or exceeded during any year. A flood this large would be reached once during a 100 -year period, on the average. However, the occurrence of such an event does not diminish the chance of its recurring again at any time. - 3 - Y. RISK PREMIUM RATE ZONES: Flood hazard areas designated according to the degree of flooding they would experience during the base flood. The symbols used to designate these zones are as follows: Zone symbol: A -------Area of special flood hazard without water surface elevations determined. r Al -99 ---Area of special flood hazard with water surface elevations determined. AH ------Area of special flood hazards having a level water water surface (ponding) with water depths between (1) and (3) feet. AO ------Area of special flood hazards having a sloping water surface (sheet runoff) with water depths between (1) and (3) feet. VO ------Area of special flood hazards having shallow water depths and/or unpredictable flow paths between (1) and (3) feet and with velocity. B -------Area of moderate flood hazards. C -------Area of minimal hazards. x. RIVERINE: Relating to, formed by, or resembling a river (including tributaries), stream, creek, or brook. y. STRUCTURE: A walled and roofed building, including a gas or liquid storage tank, that is principally above ground. z. SUBSTANTIAL IMPROVEMENT: Any repair, reconstruction, or improvement of a structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the structure either before the improvement or repair is started, or if the structure has been damaged, and is being restored, before the damage occurred. The term does not, however, include either: (i) 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 (ii) any alteration of a structure or site documented as deserving preservation by the Illinois Department of Conservation or listed on the National Register of Historic Places. aa. WATERCOURSE: Any river, stream, creek, brook, branch or other drainageway in or into which stormwater runoff and floodwaters flow either regularly or intermittently. 3. GENERAL CONDITIONS - General conditions are: a. FLOODWAYS: In floodways which have been indentified in this section as elements of floodplains associated with the flood having a 100 -year recurrence interval, fill, encroachments, and new construction and substantial improvements of existing struc- tures, which would result in any increase in flood heights, shall be prohibited. - 4 - b. FLOOD FRINGES: In flood fringes which have been identified in this section as elements of the floodplains associated with floods having a 100 -year recurrence interval, construction, filling or use of those low lying lands may be permitted under the conditions specified hereinafter. C. COMPENSATORY STORAGE: Whenever any portion of a floodplain is authorized for use, the volume of space which will be occupied by the authorized fill or structure below the base flood elevation shall be compensated for and balanced by at least an equal volume of excavation taken from below the base flood elevation. In the case of streams or watercourses, such excavation shall be made opposite or immediately adjacent to the areas so filled or occupied. All such excavations should be constructed to drain freeley and openly to the watercourse. d. WATERCOURSE ALTERATION: In riverline situations, the Director of Engineering shall notify adjacent communities, the Illinois Division of Water Resources and the Federal Insurance Administration prior to any alteration or relocation of a watercourse within the municipality's jurisdiction by any person or agencies. The Director of Engineering shall assure that the flood carrying capacity within the altered or relocated portion of any water- course be maintained. e. FREEBOARD: All structures located in base flood areas shall be required to be so sited on fill or otherwise designed and constructed so as to include a freeboard of at least (one foot) between the lowest floor and the base flood elevation, except as provided for in article B.6. of this section. f. BASE FLOOD: Wherever the areas expected to be inundated by the base flood have been specifically identified, it isthe intention of this section to provide protection in those areas against the high waters of that flood. g. HISTORICAL FLOOD OF RECORD: In the absence of specific information pertaining to the base flood, it is the intention of this section to provide protection in the low lying areas of this community against the high waters of the historical flood of record. 4. MAPS AND PROFILES a. FLOOD PLAIN HIGHWATER ELEVATION AND LIMITS: The flood plain maps and profiles which will be used by the Village is listed below in descending order of overall accuracy, completeness, and currentness. When data of higher order becomes available, data of lower order will not be used. (1) HUD Flood insurance Studies (FIS), if certified by Illinois Department of Transportation, Division of Water Resources (IDOT-DWR). (2) IDOT-DWR Regulatory Flood Plain Maps and Profiles. - 5 - (3) Soil Conservation Service -Metropolitan Sanitary District of Greater Chicago (SMS-MSDGC) Floodwater Management Plans, using the "without project" data shown therein. (4) Other detailed 100 -year flood studies, if certified by IDOT-DWR. (5) HUD Flood Hazard Boundary Maps (FHBM) and approximate FIS Data. r (6) USGS Maps of Flood -prone Areas. (7) USGS-HIPC Hydrologic Investigation Atlases (Floods of Record). When either the HUD Flood Hazard Boundary *taps or the USGS Maps of Flood -prone Areas are used to determine the limits of the floodplain, then regulatory highwater elevations shall be those of the flood of record. Responsibility for approval of all changes to the floodplain maps and profiles remains with the Director of Engineering. b. CONFLICTS BETWEEN MAPS AND PROFILES: In the event a conflict arises between the information depicted by the official Village floodplain maps and the official Village profiles, and in the absence of any overriding informa- tion to the contrary, the data prescribed by the profiles will govern. c. SOURCE DOCUMENTS: (1) Base Flood information pertaining to the base flood incorporated in this section, including maps and profiles, has been extracted from and is based on the studies and reports prepared by HUD, identified as Flood Insurance Study, Village of Elk Grove Village, Cook County, Illinois dated, December 15, 1978 (proof copy). d. OFFICIAL ELEVATIONS: The system of official bench marks and elevations already established in the area by the U.S. Coast and Geodetic Survey (1st order level network) or the U.S. Geological Survey shall hereafter be taken by engineers, surveyors, architects, and con- tractors when making topographical surveys and maps, and when setting grades and elevations of buildings, pavements, drainage facilities, and other structures or works publicly constructed or regulated by the Village. e. DETERMINATION OF BASE FLOOD AREA LOCATION AND ELEVATIONS: The official maps described in this section shall be used as an aid in determining whether a specific parcel of land lies within the base flood area. The final decision, however, shall be based on the relation of the surveyed ground elevation and the base flood elevation. For the purposes of this section, the base flood elevation applicable to a specific parcel of land, is not otherwise depicted by the official maps and profiles des- cribed above, shall be that elevation established for the adjoin- ing stream or channel measured at right angles to the general direction of flow in that stream or channel. In riverine situa- tions where a bend in the stream exists and more than one line can be placed at right angles to the parcel of land, the highest base flood elevation determined shall prevail. - 6 - 5. VARIANCES - The Village Board may grant variances from the regulatory standards of this section in accordance with the follow- ing requirements. a. ALL VARIANCE REQUESTS: No variance shall be granted unless the applicant for the variance can demonstrate that: (1) an exceptional economic hardship would result without the variance; r (2) the relief granted is the minimum necessary; (3) there will be no additional threat to public safety or creation of a nuisance; and (4) no additional public expense will result. b. VARIANCES TO LOWER PROTECTION LEVELS: A variance from the requirements of this section that would result in a structure not being protected to the elevation of the base flood shall meet the following requirements: (1) The structure is to be located on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level. (2) The Village Engineer notifies the applicant in writing that such construction below the base flood level will increase the risks to life and property and that the applicant proceeds with the knowledge of these risks. (3) The Village Engineer notifies the applicant in writing that the variance will result in increased premium rates for flood insurance. (4) The Village Board notifies the applicant that if the variance is issued, it is contingent upon the applicant obtaining approval from other agencies, having jurisdiction, when the variance violates the requirements of such agencies. C. HISTORICAL STRUCTURES: Variances requested in connection 11ith the reconstruction, re- habilitation, or restoration of structures listed on the National Register of Historical Places or documented as worthyof preser- vation by the Illinois Department of Conservation may be granted using criteria more permissive than the requirements of subsection a. or b., above. 6. STRUCTURES AND USES NOT COMPLYING WITH THIS SECTION: a. STRUCTURES NOT COMPLYING: Structures not complying with this section may remain in use subject to the following regulations: (1) ALTERATIONS - A structure not complying with this section shall not be enlarged, replaced or structurally altered. A nonconforming structure accidentally damaged may be restored unless the damage exceeds fifty percent (50%) of its replacement value in which case it must thereafter conform to this section. The Director of Building shall determine the amount of damage. b. USES NOT COMPLYING: Uses not complying with this to the following regulations: - 7 - section may be continued subject (1) EXTENSIONS A use not complying shall not be expanded or moved to occupy any portion of the premises, either land or structures, which was not originally occupied by the use not complying. (2) DISCONTINUANCE Whenever a noncomplying use of any premises has been discontinued for a period of twelve (12) months, it may not be reestablished. 7. APPEALS OF ADMINISTRATIVE DECISIONS - Appeals to the decisions of any administrative body of this Village in the interpretation of this section may be made in accordance with existing procedures. 8. FLOODWAYS NOT IDENTIFIED - In base flood areas where the flood ways are not identified, the following provisions shall prevail: a. ENCROACHMENTS: In the base flood area, no development shall be permitted unless the cummulative effect of the proposals, when combined with all other existing and anticipated uses and structures, shall not significantly increase or impede the flow and passage of the floodwater nor significantly increase the base flood elevation. b. OCCUPATION AND USE OF BASE FLOOD AREA: Development in and use or filling of the base flood area will be permitted if protection is provided against the base flood by proper elevation, compensatory storage, and other provisions of this section. No use will be permitted which will adversely affect the ability of a flood plain to convey the base flood, or the capacity of channels or drainage facilities or systems. 9. FLOODWAYS IDENTIFIED - In base flood areas where the floodways have been iientified, the following provisions shall prevail: a. OCCUPATION AND USE OF FLOODWAYS: In floodways which have been identified as elements of the floodplains of the base flood, only those uses and structures will be permitted which will not impede or increase the flow and passage of floodwaters. b. OCCUPATION AND USE OF NON-FLOODWAY AREAS: Development in and use or filling of non-floodway areas includ- ing flood fringes will be permitted if protection is provided against the base flood by proper elevation, compensatory storage and other provisions of this Ordinance. No use will be permitted which will adversely affect the capacity of channels, the floodway, or drainage facilities or systems. 10. OPEN STORAGE OF FLOATABLE MATERIALS - Logs, lumber, lumber products, and other floatable materials or containers shall not be placed, displayed, or stored in the floodway and may be stored in flood fringes only upon Village Board approval. 11. OPEN STORAGE OF OTHER. MATERIALS - The open storage or display on a flood fringe of inoperable motor vehicles and similar nonmovable machinery and other nonfloatable materials and products, where permitted by the regulations of the zoning district applicable to such land, shall be considered the same as the placement of fill on the floodplain and shall be subject to the regulations of this section relating to compensatory storage. B. DEVELOPMENT AND IMPROVEMENT REGULATIONS 1. REQUIRED INFORMATION - Accompanying the preliminary plans of each proposed subdivision which involves any portion of a base flood area as described by the official maps of this Village, there shall be furnished the following information and data, in addition to that required by Section 8,005 of the Subdivision Control Ordinance. W:M a. CONTOUR MAP: A topographic map with (one foot) interval contours of the land to be subdivided and such adjoining land whose topography may affect the layout or drainage of the subdivision. On such a map, there shall be shown the following: (1) The location of streams and other floodwater runoff channels, their normal channels, the extent of their floodplains at the established high-water elevations, and the limits of the floodway, all properly identified. (2) The normal shoreline of lakes, ponds, swamps, and de- tention basins, their floodplains and lines of inflow and outflow, if any. (3) The location of farm drains and their inlets and outlets. (4) Storm and sanitary sewers and any sewer outfalls. (5) Septic tank systems and outlets, if any. (6) Seeps, springs, and flowing and other wells. (7) Location of existing structures that will remain. (8) 100 -year flood elevation and limits, including floodway, data for that portion of a subdivision or development which is in the base flood area. b. CHANNEL PROFILES: Profile drawings of each stream channel, pond, and basin showing elevations of the following: (1) The streambed. (2) Channel banks, if any. (3) Waterway openings of existing culverts and bridges within and near the tract. (4) Size and elevation of sewer and drain outlets into the stream channel or basin. (5) The base flood elevations established by this Ordinance. 2. SUBDIVISION DESIGN IN ADDITION TO OTHER CODES AND ORDINANCES OF THE VILLAGE. - The following rules shall govern the design of land improvements with respect to floods: a. GENERAL: All proposed subdivision and other developments within the base flood area shall be reviewed to assure that the proposed developments are consistent with the need to minimize flood damage, that all public utilities and facilities (such as sewer, gas, electrical and water systems) are located and constructed to minimize ox to eliminate flood damage and that adequate drainage is provided. b. DESIGN: Streets, blocks, depths of lots, parks and other public grounds shall be located and Jaid out in such a manner as to preserve and utilize natural streams, channels, and detention basins. Wherever possible, the larger streams and floodplains shall be included within parks or other public grounds. - 9 - c. CHANNEL STRAIGHTENING: Sharply meandering streams or channels may be partially straightened and minor changes made in other channels, subject to the approval of the Director of Engineering, provided: (1) the hydraulic capacity of the floodway is maintained, (2) the volume of floodwater storage outside the floodway is not reduced, (3) provision is made to stabilize the banks of the modified channel to control erosion, and (4) any additional permits for this work that are required by the Illinois Department of Transportation and the Corps of Engineers are obtained. r d. LOTS IN BASE FLOOD AREA: Land lying wholly or partially in the base flood area may be laid out and platted as building lots or parcels, provided a building site not lower than the base flood elevation plus (one foot): (1) exists on the high part of the lot or parcel, or (2) will be built up during execution of the subdivision improve- ment plan through general excavation or filling, or (3) can be provided with excavation taken from within the area of the lot or parcel. e. COMPENSATORY STORAGE: Such filling as may be required or permitted by this Ordinance for a building site, or as may otherwise be done in a floodplain shall be compensated for and balanced by at least an equal volume of excavation taken from below the high-water elevation. In the case of streams and channels, such excavation shall be made opposite or immediately adjacent to the areas so filled or occupied and shall be constructed to drain freely and openly to the watercourse. f. STREETS AND ROADS: When failure or interruption of service of streets or roads would endanger public health or safety, streets and roads shall be protected to the base flood elevation. In other instances, protection shall be provided to the extent practical. g. DRAINAGEWAYS: Whenever the plans call for the passage and/or storage of surface runoff or excess stormwater on lots, the grading of all such lots shall be prescribed and established as part of the subdivision plat. The area so designated for the passage and/or storage of such waters shall not be obstructed. The limits of the high water levels resulting from the passage and/ or storage of surface runoff or excess stormwater on lots shall be recorded on the plat of record and shall be covered by an easement. h. MANHOLES: All sanitary sewer manholes constructed in a floodplain must have a rim elevation of a minimum of (one foot) above the base flood elevation or be provided with a locking, watertight manhole cover. 3. WATER SUPPLY AND SANITARY SEWER SYSTEMS DESIGN - The design of water supply and sanitary sewer systems shall eliminate discharges from the system into the floodwaters and minimize the infiltration of floodwaters into the system. On-site waste disposal systems in the floodplain are prohibited. 4. BUILDING PERMITS - Building permits are required for all proposed construction, substantial improvements, or other development within floodplain areas having special flood hazards. Prior to the issuance - 10 - of building permits, the applicant shall assure that all other necessary permits have been received from those governmental agencies from which approval is required by Federal or State law. The building permit applications will be reviewed to assure that any proposed construction is (1) designed and anchored to prevent flotation, collapse or lateral movement of the structure; (2) constructed with materials and utility equipment resistant to flood damage, and (3) constructed by methods and practices that minimize flood damage. At the time of application for a building permit, the following information will be submitted by the applicant and recorded by the Village. r a. Elevation of the lowest floor (including basement). b. Where the elevation of the lowest floor is below grade on one or more sides, the elevation of the floor immediately above. C. Where a structure has been floodproofed the elevation to which the structure was floodproofed shall be provided by the applicant. 5. BUILDING SITE - Each main building or structure that is built on fill shall have or shall be provided with a site, area, or yard that is not lower than the established base flood elevation plus (one foot) and which shall extend beyond the outside walls for a distance of at least (5) feet. The finished grade or surface of this area beyond the aforesaid five foot distance shall be graded or surfaced so as to drain away from the walls over a distance of not less than five additional feet. 6. BUILDING DESIGN CRITERIA - The following general design criteria shall apply to all new construction and substantial improvements which may be authorized in floodplains: a. RESIDENTIAL STRUCTURES: The lowest floor, including the basement of residential structures must be at an elevation not less than that of the base flood elevation plus (one foot), unless they are adequately floodproofed and the Village has been granted an exception from the Federal Insurance Administration for placing the lowest floor of the structures at a lower elevation. Within any AO Zone, all new construction and substantial improvements of residential structures shall have the lowest floor (including basements) elevated above the crown of the nearest street to or above the depth number specified on the community's FIRM. b. NON-RESIDENTIAL STRUCTURES: The lowest floor, including the basement, of non-residential structures must be elevated or floodproofed to an elevation not less than that of the base flood elevation plus (one -foot). Within any AO Zone, all new construction and substantial improve- ments of non-residential structures shall: (i) have the lowest floor (including basement) elevated above the crown of the nearest street to or above the depth number specified on the FIRM, or (ii) together with attendant utility and sanitary facilities shall be completely floodproofed to or above that level to Federal Insurance Administration (FIA) standards. c. WALLS: The walls, foundations, and other features which may be authorized for construction or instalation at an elevation below that of the base flood elevation plus (one -foot) must be designed to resist appropriate hydrostatic pressures. d. OPENINGS IN OUTER WALLS: A door sill, window sill, or the base of any other opening in the outer walls of a building or structure or any gravity connected sewer opening, shall be constructed at an elevation not lower than one foot (1 -foot) above the open space that is below the flood plain elevation, low-level gravity building drain connections are prohibited and overhead sewers are required. e. ANCHORING: All authorized structures, including underground and above -ground tanks, shall be firmly anchored to prevent flotation. Anchoring materials should be rust resistant. f. SERVICE FACILITIES: To the maximum extent feasible, all service facilities, such as electrical and heating equipment, shall be installed, constructed, or otherwise protected so as to remain operational should flood- waters reach the base flood elevation plus (one -foot). Water supply and wastewater collection and treatment systems shall be designed to prevent the entrance of floodwaters. g. FLOODPROOFING: Where the lowest floor elevation (including basement) is below the base flood elevation plus (one -foot), the structure, with the attendant utility and sanitary facilities, shall be flood - proofed to a level of (one -foot) above the base flood elevation. Where floodproofing is required, a registered professional engineer or structural engineer shall certify that the flood - proofing methods employed are adequate to withstand the flood depths, pressures, velocities, impact and uplift forces and other factors associated with the base flood and a record of such certificates indicating the specific elevation to which such structures are floodproofed shall be maintained by the Village. 7. DISCLAIMER OF LIABILITY - The degree of flood protection required by this section is considered reasonable for regulatory purposes and is based on historical records, engineering, and scientific methods of study. Larger floods may occur or flood heights may be increased by man-made or natural causes. This section does not imply that areas outside the prescribed floodplain boundaries or land uses permitted within such floodplains will be free from flooding or flood damages. This section shall not create liability on the part of the Village of Elk Grove or any officer or employee thereof for any flood damages which may result from reliance on this section or on any administrative decision lawfully made thereunder. S. EXISTING, NEW AND RECONSTRUCTED MOBILE HOME FACILITIES - Within areas of special flood hazard for new mobile homes, new mobile home parks and mobile home subdivisions, and for existing mobile home parks where the repair, reconstruction or improvement of streets, utilities and pads equals or exceeds 50 percent of the value of the streets, utilities and pads before the repair, re- construction or improvement has commenced, the following pro- visions are required. a. GROUND ANCHORS: Mobile homes to be placed within areas of special flood hazard shall be anchored to resist flotation, collapse, or lateral movement by providing over -the -top and frame ties to ground anchors. Specific requirements shall be that: (1) over -the -top ties be provided at each of the four corners of the mobile home, - 12 - with two additional ties on side at intermediate locations and mobile homes less than50-feet long requiring one additional tie per side: (2) frame ties be provided at each corner of the home with five additional ties per side at intermediate points and mobile homes less than 50 -feet long requiring four additional ties per side: (3) all components of the anchor- ing system be capable of carrying a force of 4,800 pounds: and (4) any additions to the mobile home be similarly anchored. b. FLOOR ELEVATION: r Stands or lots shall be elevated on compacted fill or on piers so that the lowest floor of the home will be at an elevation not less thanthat of the base flood elevation plus (one foot). c. DRAINAGE: Adequate surface drainage and easy access for a hauler shall be provided. d. PIERS: Where piers are used, steps to the home shall be able to be provided and piers shall be placed on stable soil no more than 10 -feet apart. Steel reinforcement shall be provided for piers more than 6 -feet high. Section 2: That the Village Clerk be and is hereby directed to publish this Ordinance in pamphlet form. Section 3: That this Ordinance shall be in full force and effect from and after its passage, approval and publication according to law. VOTE: AYES: 6 NAYS: 0 ABSENT: 0 PASSED this 22nd day of May , 1979. APPROVED this 22nd day of May , 1979. Charles J. Zettek Village President ATTEST: VilXage Clerk Published in pamphlet form this 30th day of May , 1979, in the Elk Grove Daily Herald - 13 -