This chapter is adopted pursuant to the authorization in §§ 61.35
and 62.23, Wis. Stats., for villages and cities, §§ 59.69,
59.692, and 59.694, Wis. Stats., for counties, and § 87.30, Wis.
Stats.
Uncontrolled development and use of the floodplains, rivers or streams
of this municipality would adversely affect the public health, safety, convenience
and general welfare and impair the tax base.
The purpose of this chapter is to provide a uniform basis for the preparation,
implementation and administration of sound floodplain regulations for all
floodplains within the municipality to:
A. Protect life, health and property;
B. Minimize expenditures of public moneys for costly flood-control
projects;
C. Minimize rescue and relief efforts generally undertaken
at the expense of the taxpaying public;
D. Minimize business interruptions which usually result
in the loss of local incomes;
E. Minimize damage to public facilities on the floodplains,
such as water mains, sewer lines, streets and bridges;
F. Minimize the occurrence of future flood blight areas
on floodplains;
G. Discourage the victimization of unwary land and home
buyers; and
H. Prevent increases in regional flood heights that could
increase flood damage and may result in conflicts or litigation between property
owners.
This chapter shall be known as the "Floodplain Zoning Ordinance for
the City of Montello, Wisconsin."
Areas regulated by this chapter include all areas within the limits of the municipality that would be covered by the regional flood (defined in §
350-43) and include floodplain islands (defined in §
350-43) designated on the official map where emergency rescue and relief routes would be inundated by the regional flood.
The boundaries of the floodplain districts, including the floodway, flood-fringe and other floodplain districts, are those areas designated as floodplains or A Zones on the following map: Flood Insurance Rate Map, Community Panel Number 550266 0001 B, prepared by the Federal Emergency Management Agency (FEMA). This map, dated November 16, 1990, is the Official Floodplain Zoning Map and has been approved by the Department of Natural Resources and the Federal Emergency Management Agency and is on file in the office of the City Clerk-Treasurer. If more than one map is referenced, the regional flood profiles govern boundary discrepancies according to §
350-8 below.
The regional floodplain areas are hereby divided into three districts defined in §
350-43 and as follows:
A. The floodway district (FW) consists of the channel of
a river or stream and those portions of the floodplain adjoining the channel
required to carry the regional floodwaters.
B. The flood-fringe district (FF) consists of that portion
of the floodplain between the regional flood limits and the floodway.
C. The general floodplain district (GFP) consists of all
areas which have been or may be hereafter covered by floodwater during the
regional flood. It includes both the floodway and flood-fringe districts.
Where an apparent discrepancy exists between the location of the outermost
boundary of the flood-fringe district or general floodplain district shown
on the Official Floodplain Zoning Map and actual field conditions, the location
shall be initially determined by the Director of Public Works using the criteria in Subsection A or B below. Where the Director of Public Works finds that there is a significant difference between the map and the actual field conditions, the map shall be amended using the procedures established in Article
VIII. Disputes between the Director of Public Works and an applicant over the location of the district boundary line shall be settled according to §
350-36C.
A. Where flood profiles exist, the location of the district
boundary line shall be determined by the Director of Public Works using both
the scale appearing on the map and the elevations shown on the water surface
profile of the regional flood. Where a discrepancy exists between the map
and actual field conditions, the regional flood elevations shall govern. A
map amendment is required where there is a significant discrepancy between
the map and actual field conditions. The Director of Public Works shall have
the authority to grant or deny a land use permit on the basis of a district
boundary derived from the elevations shown on the water surface profile of
the regional flood, whether or not a map amendment is required. The Director
of Public Works shall be responsible for initiating any map amendments required
under this section within a reasonable period of time.
B. Where flood profiles do not exist, the location of the
district boundary line shall be determined by the Director of Public Works
using the scale appearing on the map, visual on-site inspection and any available
information provided by the Department. Where there is a significant difference
between the map and actual field conditions, the map shall be amended. Where
a map amendment has been approved by both the municipal governing body and
the Department, the Director of Public Works shall have the authority to grant
or deny a land use permit.
Compliance with the provisions of this chapter shall not be grounds for removing lands from the floodplain district, unless they are removed by filling to a height of at least two feet above the regional flood elevation, the fill is contiguous to land lying outside the floodplain district, and the map is amended pursuant to Article
VIII. To remove flood insurance requirements, FEMA must first revise the Flood Insurance Rate Map or issue a letter of map amendment or revision.
Any development, as defined in §
350-43, or use within the areas regulated by this chapter shall be in full compliance with the terms of this chapter and other applicable local, state and federal regulations.
Unless specifically exempted by law, all cities, villages, towns, and
counties are required to comply with this chapter and obtain all necessary
permits. State agencies are required to comply if § 13.48(13), Wis.
Stats., applies. The construction, reconstruction, maintenance and repair
of state highways and bridges by the Wisconsin Department of Transportation
are exempt when § 30.12(4)(a), Wis. Stats., applies.
In their interpretation and application, the provisions of this chapter
shall be held to be minimum requirements liberally construed in favor of the
governing body and shall not be deemed a limitation on or repeal of any other
powers granted by the Wisconsin Statutes. Where a provision of this chapter
is required by a standard in Ch. NR 116, Wis. Adm. Code, and where the provision
in this chapter is unclear, the provision shall be interpreted in light of
the Ch. NR 116 standards in effect on the date of the adoption of this chapter
or in effect on the date of the most recent text amendment to this chapter.
The degree of flood protection provided by this chapter is considered
reasonable for regulatory purposes and is based on engineering experience
and scientific methods of study. Larger floods may occur or the flood height
may be increased by man-made or natural causes, such as ice jams or bridge
openings restricted by debris. Therefore, this chapter does not imply that
areas outside of the delineated floodplain or permitted land uses within the
floodplain will be totally free from flooding and associated flood damages,
nor does this chapter create liability on the part of, or a cause of action
against, the municipality or any officer or employee thereof for any flood
damage that may result from reliance on this chapter.
The Marquette County floodplain zoning provisions in effect on the date
of annexation shall remain in effect and shall be enforced by the municipality
for all areas annexed by the municipality until the municipality adopts and
enforces an ordinance which meets the requirements of Ch. NR 116, Wis. Adm.
Code. These annexed lands are described on the municipality's Official Zoning
Map. County floodplain zoning provisions are incorporated by reference for
the purpose of administering this section and are on file in the office of
the Municipal Director of Public Works.