[HISTORY: Adopted by the City Council of the City of Fond
du Lac by 8-26-2009 by Ord. No. 3413 (Ch. 21 of the 1993 Code). Amendments
noted where applicable.]
GENERAL REFERENCES
Building, plumbing, heating and electrical standards — See Ch. 255.
Erosion control and stormwater management — See Ch. 325.
Historic preservation — See Ch. 374.
Lakes and waterways — See Ch. 425.
Mobile homes and mobile home parks — See Ch. 460.
Subdivision of land — See Ch. 705.
Zoning — See Ch. 720.
This chapter is adopted pursuant to the authorization contained
in § 62.23, Wis. Stats., and the requirements of § 87.30,
Wis. Stats.
Uncontrolled development and use of the floodplains, rivers
or streams of this municipality would impair the public health, safety,
convenience, general welfare and tax base.
This chapter is intended to regulate floodplain development
to:
A.
Protect life, health and property;
B.
Minimize expenditures of public funds for flood control projects;
C.
Minimize rescue and relief efforts undertaken at the expense of taxpayers;
D.
Minimize business interruptions and other economic disruptions;
E.
Minimize damage to public facilities in the floodplain;
F.
Minimize the occurrence of future flood blight areas in the floodplain;
G.
Discourage the victimization of unwary land and home buyers;
H.
Prevent increases in flood heights that could increase flood damage
and result in conflicts between property owners; and
I.
Discourage development in a floodplain if there is any practicable
alternative to locate the activity, use or structure outside of the
floodplain.
This chapter shall be known as the "Floodplain Zoning Ordinance
for Fond du Lac, Wisconsin."
A.
Areas to be regulated. This chapter regulates all areas that would
be covered by the regional flood or base flood. Base flood elevations
are derived from the flood profiles in the Flood Insurance Study.
Regional flood elevations may be derived from other studies. Areas
covered by the base flood are identified as A Zones on the Flood Insurance
Rate Map.
B.
Official maps and revisions. The boundaries of all floodplain districts are designated as floodplains or A Zones on the maps listed below and the revisions in the City of Fond du Lac Floodplain Appendix A.[1] Any change to the base flood elevations (BFE) in the Flood
Insurance Study (FIS) or on the Flood Insurance Rate Map (FIRM) must
be reviewed and approved by the DNR and FEMA before it is effective.
No changes to regional flood elevations (RFEs) on non-FEMA maps shall
be effective until approved by the DNR. The maps and revisions are
on file in the Community Development Department of the City of Fond
du Lac. If more than one map or revision is referenced, the most restrictive
information shall apply. Official maps based on the FIS:[2]
(1)
Flood Insurance Rate Map (FIRM) panel number 55039C0286F, 55039C0287F,
55039C0288F, 55039C0289F, 55039C0291F, 55039C0292F, 55039C0293F, 55039C0294F,
55039C0451F, 55039C0452F, 55039C0454F, 55039C0456F, dated November
4, 2009, with corresponding profiles that are based on the Flood Insurance
Study (FIS) 55039CV000A dated November 4, 2009. Approved by: the DNR
and FEMA.
(2)
Floodplain Study. All DNR and FEMA approved floodplain maps, flood
profiles, floodway data tables, regional or base flood elevations
and other information located in the appendix. The community shall
provide the most up-to-date appendix to the DNR and FEMA regional
offices.[3]
[3]
Editor's Note: Appendix A is included as an attachment to this chapter.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
C.
Establishment of districts. The regional floodplain areas are divided
into three districts as follows:
(1)
Floodway district (FW): the channel of a river or stream and those
portions of the floodplain adjoining the channel required to carry
the regional floodwaters.
(2)
Flood-fringe district (FF): that portion of the floodplain between
the regional flood limits and the floodway.
(3)
General floodplain district (GFP): areas that have been or may be
covered by floodwater during the regional flood. The GFP includes
both the floodway and flood-fringe districts.
D.
Locating floodplain boundaries. Discrepancies between boundaries on the Official Floodplain Zoning Map and actual field conditions shall be resolved using the criteria in Subsection D(1) and (2). If a significant difference exists, the map shall be amended using the procedures established in § 690-12. The Zoning Administrator can rely on a boundary derived from a profile elevation to grant or deny a land use permit, whether or not a map amendment is required. The Zoning Administrator shall be responsible for documenting actual predevelopment field conditions and the basis upon which the district boundary was determined and for initiating any map amendments required under this subsection. Disputes between the Zoning Administrator and an applicant over the location of the district boundary line shall be settled according to § 690-11C and the criteria in Subsection D(1) and (2).
(1)
Where flood profiles exist, the map scale and the profile elevations shall determine the district boundary. The regional or base flood elevations shall govern if there are any discrepancies. (Note: Where the flood profiles are based on established base flood elevations from a FIRM, FEMA must also approve any map amendment pursuant to § 690-12.)
(2)
Where flood profiles do not exist, the location of the boundary shall
be determined by the map scale, visual on-site inspection and any
available information provided by the Department.
E.
Removal of lands from floodplain. Compliance with the provisions of this chapter shall not be grounds for removing land from the floodplain unless it is filled at least two feet above the regional or base flood elevation, the fill is contiguous to land lying outside the floodplain, and the map is amended pursuant to § 690-12. This procedure does not remove the requirements for the mandatory purchase of flood insurance. To remove flood insurance requirements the property owner must contact FEMA to request a letter of map change (LOMC).
F.
Compliance. Any development or use within the areas regulated by
this chapter shall be in compliance with the terms of this chapter
and other applicable local, state and federal regulations.
G.
Municipalities and state agencies regulated. 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 § 30.2022, Wis. Stats., applies.
H.
Abrogation and greater restrictions.
(1)
This chapter supersedes provisions of any municipal zoning ordinance
enacted under § 62.23, Wis. Stats., which relate to floodplains.
If another ordinance is more restrictive than this chapter, that ordinance
shall continue in full force and effect to the extent of the greater
restrictions, but not otherwise.
(2)
This chapter is not intended to repeal, abrogate or impair any deed
restrictions, covenants or easements. Where this chapter imposes greater
restrictions, the provisions of this chapter shall prevail.
I.
Interpretation. In their interpretation and application, the provisions
of this chapter are the minimum requirements liberally construed in
favor of the governing body and are not a limitation on or repeal
of any other powers granted by the Wisconsin Statutes. Where a provision
of this chapter, required by Ch. NR 116, Wis. Adm. Code, is unclear,
the provision shall be interpreted in light of the 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.
J.
Warning and disclaimer of liability. The flood protection standards
in this chapter are based on engineering experience and scientific
research. Larger floods may occur or the flood height may be increased
by man-made or natural causes. This chapter does not imply or guarantee
that areas outside of the delineated floodplain or permitted land
uses within the floodplain will be free from flooding and flood damages.
Nor does this chapter create liability on the part of, or a cause
of action against, the City or any officer or employee thereof for
any flood damage that may result from reliance on this chapter.
K.
Annexed areas. The Fond du Lac County floodplain zoning provisions
in effect on the date of annexation shall remain in effect and shall
be enforced by the municipality for all annexed areas until the municipality
adopts and enforces an ordinance which meets the requirements of Ch.
NR 116, Wis. Adm. Code, and the National Flood Insurance Program (NFIP).
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 subsection and are
on file in the office of the City Zoning Administrator. All plats
or maps of annexation shall show the regional flood elevation and
the location of the floodway.
L.
General development standards. The community shall review all permit
applications to determine whether proposed building sites will be
reasonably safe from flooding. If a proposed building site is in a
flood-prone area, all new construction and substantial improvements
shall be designed or modified and adequately anchored to prevent flotation,
collapse, or lateral movement of the structure resulting from hydrodynamic
and hydrostatic loads; be constructed with materials resistant to
flood damage; be constructed by methods and practices that minimize
flood damages; and be constructed with electrical, heating, ventilation,
plumbing, and air-conditioning equipment and other service facilities
designed and/or located so as to prevent water from entering or accumulating
within the components during conditions of flooding. Subdivisions
shall be reviewed for compliance with the above standards. All subdivision
proposals (including manufactured home parks) shall include regional
flood elevation and floodway data for any development that meets the
subdivision definition of this chapter.
A.
Hydraulic and hydrologic analyses.
(1)
No development, except as provided in Subsection A(3), shall be allowed in floodplain areas which will:
(2)
The Zoning Administrator shall deny permits where it is determined the proposed development will obstruct flow or increase regional flood heights 0.01 foot or more, based on the officially adopted FIRM or other adopted map, unless the provisions of Subsection A(3) are met.
(3)
Obstructions or increases equal to or greater than 0.01 foot may only be permitted if amendments are made to this chapter, the Official Floodplain Zoning Maps, floodway lines and water surface profiles in accordance with § 690-12.
|
Note: This section refers to obstructions or increases in base
flood elevations as shown on the officially adopted FIRM or other
adopted map. Any such alterations must be reviewed and approved by
FEMA and the DNR.
|
B.
Watercourse alterations. No land use permit to alter or relocate
a watercourse in a mapped floodplain shall be issued until the Zoning
Administrator has notified, in writing, all adjacent municipalities,
the Department and FEMA regional offices and required the applicant
to secure all necessary state and federal permits. The flood-carrying
capacity of any altered or relocated watercourse shall be maintained.
As soon as practicable, but not later than six months after the date
of the watercourse alteration or relocation, the Zoning Administrator
shall notify FEMA of the changes by submitting appropriate technical
or scientific data in accordance with NFIP guidelines that shall be
used to revise the FIRM, risk premium rates and floodplain management
regulations as required.[1]
C.
Chapters 30 and 31, Wis. Stats., development. Development that requires a permit from the Department under Chs. 30 and 31, Wis. Stats., such as docks, piers, wharves, bridges, culverts, dams and navigational aids, may be allowed if the necessary permits are obtained and amendments to the floodway lines, water surface profiles, BFEs established in the FIS, or other data from the officially adopted FIRM, or other Floodplain Zoning Maps or this chapter are made according to § 690-12.
D.
Public or private campgrounds. Public or private campgrounds shall
have a low flood damage potential and shall meet the following provisions:
(1)
The campground is approved by the Department of Health Services.
(2)
A permit for the campground is issued by the Zoning Administrator.
(3)
The character of the river system and the elevation of the campground
are such that a seventy-two-hour warning of an impending flood can
be given to all campground occupants.
(4)
There is an adequate flood warning procedure for the campground that offers the minimum notice required under this Subsection D to all persons in the campground. This procedure shall include a written agreement between the campground owner, the municipal emergency government coordinator and the chief law enforcement official which specifies the flood elevation at which evacuation shall occur, personnel responsible for monitoring flood elevations, types of warning systems to be used and the procedures for notifying at risk parties and the methods and personnel responsible for conducting the evacuation.
(5)
This agreement shall be for no more than one calendar year, at which time the agreement shall be reviewed and updated by the officials identified in Subsection D(4) to remain in compliance with all applicable regulations, including those of the State Department of Health Services and all other application regulations.
(6)
Only camping units are allowed.
(7)
The camping units may not occupy any site in the campground for more
than 180 consecutive days, at which time the camping unit must be
removed from the floodplain for a minimum of 24 hours.
(8)
All camping units that remain on site for more than 30 days shall be issued a limited authorization by the campground operator, a written copy of which is kept on file at the campground. Such authorization shall allow placement of a camping unit for a period not to exceed 180 days and shall ensure compliance with all the provisions of this Subsection D.
(9)
The municipality shall monitor the limited authorizations issued by the campground operator to assure compliance with the terms of this Subsection D.
(11)
The campground shall have signs clearly posted at all entrances
warning of the flood hazard and the procedures for evacuation when
a flood warning is issued.
(12)
All service facilities, including, but not limited to, refuse
collection, electrical service, natural gas lines, propane tanks,
sewage systems and wells, shall be properly anchored and placed at
or floodproofed to the flood protection elevation.
A.
Applicability. This section applies to all floodway areas on the Floodplain Zoning Maps and to those portions of the general floodplain district determined to be floodway according to the procedures in § 690-9.
B.
Permitted uses. The following open space uses are allowed in the floodway district and the floodway area of the general floodplain district, if they are not prohibited by any other ordinance, they meet the standards in Subsections C and D and all permits or certificates have been issued according to § 690-11A:
(1)
Agricultural uses, such as farming, pasturing, outdoor plant nurseries,
horticulture, viticulture and wild crop harvesting.
(2)
Nonstructural industrial and commercial uses, such as loading areas,
parking areas and airport landing strips.
(3)
Nonstructural recreational uses, such as golf courses, tennis courts, archery ranges, picnic grounds, boat ramps, swimming areas, parks, wildlife and nature preserves, game farms, fish hatcheries, shooting, trap and skeet ranges, hunting and fishing areas, and hiking and horseback riding trails, subject to the fill limitations of Subsection C(4).
(6)
Functionally water-dependent uses, such as docks, piers or wharfs,
dams, flowage areas, culverts, navigational aids and river crossings
of transmission lines and pipelines, that comply with Chs. 30 and
31, Wis. Stats.
C.
Standards for developments in floodway areas.
(1)
(2)
Structures. Structures accessory to permanent open space uses or
functionally dependent on a waterfront location may be allowed by
permit if the structures comply with the following criteria:
(a)
The structure is not designed for human habitation and does
not have a high flood damage potential;
(b)
The structure must be anchored to resist flotation, collapse,
and lateral movement;
(c)
Mechanical and utility equipment must be elevated or floodproofed
to or above the regional flood elevation; and
(d)
The structure must not obstruct flow of floodwaters or cause
any increase in flood levels during the occurrence of the regional
flood.
(4)
Fills or deposition of materials. Fills or deposition of materials
may be allowed by permit, if:
(b)
No material is deposited in the navigational channel unless
a permit is issued by the Department pursuant to Ch. 30, Wis. Stats.,
and a permit pursuant to Section 404 of the Federal Water Pollution
Control Act, Amendments of 1972, 33 U.S.C. § 1334 has been
issued, if applicable, and the other requirements of this section
are met;
(c)
The fill or other materials will be protected against erosion
by riprap, vegetative cover, sheet piling or bulkheading; and
(d)
The fill is not classified as a solid or hazardous waste.
D.
Prohibited uses. All uses not listed as permitted uses in Subsection B are prohibited, including the following uses:
(1)
Habitable structures, structures with high flood damage potential
or those not associated with permanent open space uses.
(2)
Storage of materials that are buoyant, flammable, explosive or injurious
to property, water quality, or human, animal, plant, fish or other
aquatic life.
(3)
Uses not in harmony with or detrimental to uses permitted in the
adjoining districts.
(4)
Private or public sewage systems, except portable latrines that are
removed prior to flooding, and systems associated with recreational
areas and Department-approved campgrounds that meet the applicable
provisions of local ordinances and Ch. SPS 383, Wis. Adm. Code.
(5)
Public or private wells that are used to obtain potable water, except
those for recreational areas that meet the requirements of local ordinances
and Chs. NR 811 and NR 812, Wis. Adm. Code.
(6)
Solid or hazardous waste disposal sites.
(7)
Wastewater treatment ponds or facilities, except those permitted
under § NR 110.15(3)(b), Wis. Adm. Code.
(8)
Sanitary sewer or water supply lines, except those to service existing
or proposed development located outside the floodway which complies
with the regulations for the floodplain area occupied.
A.
Applicability. This section applies to all flood-fringe areas shown on the Floodplain Zoning Maps and to those identified pursuant to § 690-6A.
C.
Standards for development in flood-fringe. Section 690-6A shall apply in addition to the following requirements according to the use requested:
(1)
Residential uses. Any habitable structure, including a manufactured
home, which is to be erected, constructed, reconstructed, altered
or moved into the flood-fringe area shall meet or exceed the following
standards:
(a)
The elevation of the lowest floor, excluding the basement or
crawlway, shall be at or above the flood protection elevation on fill.
The fill shall be one foot or more above the regional flood elevation
extending at least 15 feet beyond the limits of the structure. The
Department may authorize other floodproofing measures if the elevations
of existing streets or sewer lines make compliance with the fill standards
impractical.
(b)
The basement or crawlway floor may be placed at the regional
flood elevation if it is floodproofed to the flood protection elevation.
No basement or crawlway floor is allowed below the regional flood
elevation.
(c)
Contiguous dry land access shall be provided from a structure to land outside of the floodplain, except as provided in Subsection C(1)(d).
(d)
In developments where existing streets or sewer line elevations make compliance with Subsection C(1)(c) impractical, the municipality may permit new development and substantial improvements where access roads are at or below the regional flood elevation, provided that:
[1]
The municipality has written assurance from police, fire and
emergency services that rescue and relief will be provided to the
structure(s) by wheeled vehicles, during a regional flood event; or
[2]
The municipality has a natural disaster plan approved by Wisconsin
Emergency Management and the Department.
(2)
Accessory structures or uses.
(a)
Except as provided in Subsection C(2)(b), an accessory structure that is not connected to a principal structure may be constructed with its lowest floor at or above the regional flood elevation.
(b)
An accessory structure that is not connected to the principal structure and which is less than 600 square feet in size and valued at less than $10,000 may be constructed with its lowest floor no more than two feet below the regional flood elevation if it is subject to flood velocities of no more than two feet per second and it meets all the provisions of § 690-7C(2)(a), (b), (c) and (d) and Subsection C(5) below.
(3)
Commercial uses. Any commercial structure which is erected, altered or moved into the flood-fringe area shall meet the requirements of Subsection C(1). Storage yards, surface parking lots and other such uses may be at lower elevations, subject to the requirements of Subsection C(5), if an adequate warning system exists to protect life and property.
(4)
Manufacturing and industrial uses. Any manufacturing or industrial structure or building which is erected, altered or moved into the flood-fringe area shall be protected to the flood protection elevation utilizing fill, levies, flood walls, or other floodproofing measures in § 690-11E. Subject to the requirements of Subsection C(3), storage yards, surface parking lots and other such uses may be placed at lower elevations if an adequate warning system exists to protect life and property.
(5)
Storage of materials. Materials that are buoyant, flammable, explosive, or injurious to property, water quality or human, animal, plant, fish or aquatic life shall be stored at or above the flood protection elevation or floodproofed in compliance with § 690-11E. Adequate measures shall be taken to assure that such materials will not enter the water body during flooding.
(6)
Public utilities, streets and bridges. All utilities, streets and
bridges shall be designed to be compatible with comprehensive floodplain
development plans and:
(a)
When failure of public utilities, streets and bridges would endanger public health or safety, or where such facilities are essential, construction of and substantial improvements to such facilities may only be permitted if they are floodproofed in compliance with § 690-11E to the flood protection elevation.
(b)
Minor roads or nonessential utilities may be constructed at
lower elevations if they are designed to withstand flood forces to
the regional flood elevation.
(7)
Sewage systems. All on-site sewage disposal systems shall be floodproofed to the flood protection elevation, pursuant to § 690-11E, and shall meet the applicable provisions of all local ordinances and Ch. SPS 383, Wis. Adm. Code.
(8)
Wells. All public or private wells shall be floodproofed to the flood protection elevation, pursuant to § 690-11E, and shall meet the applicable provisions of Chs. NR 811 and NR 812, Wis. Adm. Code.
(9)
Solid waste disposal sites. Disposal of solid or hazardous waste
is prohibited in flood-fringe areas.
(10)
Deposition of materials. Any deposited material must meet all
the provisions of this chapter.
(11)
Manufactured homes.
(12)
Mobile recreational vehicles. All mobile recreational vehicles that are on site for 180 consecutive days or more or are not fully licensed and ready for highway use shall meet the elevation and anchoring requirements in Subsection C(11). A mobile recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick-disconnect utilities and security devices, and has no permanently attached additions.
A.
Applicability. The provisions for the general floodplain district
shall apply to all floodplains for which flood profiles are not available
or where flood profiles are available but floodways have not been
delineated. Floodway and flood-fringe districts shall be delineated
when adequate data is available.
B.
Permitted uses. The general floodplain district encompasses both floodway and flood-fringe areas. Pursuant to Subsection D, it shall be determined whether the proposed use is located within a floodway or flood-fringe area. Those uses permitted in floodway (§ 690-7B) and flood-fringe areas (§ 690-8B) are allowed within the general floodplain district, according to the standards of Subsection C and provided that all permits or certificates required under § 690-11A have been issued.
D.
Determining floodway and flood-fringe limits. Upon receiving an application
for development within the general floodplain district, the Zoning
Administrator shall:
(1)
Require the applicant to submit two copies of an aerial photograph
or a plan that shows the proposed development with respect to the
general floodplain district limits, stream channel, and existing floodplain
developments, along with a legal description of the property, fill
limits and elevations, building floor elevations and floodproofing
measures.
(2)
Require the applicant to furnish any of the following additional
information deemed necessary by the Department to evaluate the effects
of the proposal upon flood height and flood flows and the regional
flood elevation and to determine floodway boundaries:
(a)
A typical valley cross section showing the stream channel, the
floodplain adjoining each side of the channel, the cross-sectional
area to be occupied by the proposed development, and all historic
high-water information.
(b)
Plan (surface view) showing elevations or contours of the ground;
pertinent structure, fill or storage elevations; size, location and
layout of all proposed and existing structures on the site; location
and elevations of streets, water supply, and sanitary facilities;
soil types; and other pertinent information.
(c)
Profile showing the slope of the bottom of the channel or flow
line of the stream.
(d)
Specifications for building construction and materials, floodproofing,
filling, dredging, channel improvement, storage, water supply and
sanitary facilities.
(3)
Transmit one copy of the information described in Subsection D(1) and (2) to the Department regional office along with a written request for technical assistance to establish regional flood elevations and, where applicable, floodway data. Where the provisions of § 690-11A(2)(c) apply, the applicant shall provide all required information and computations to delineate floodway boundaries and the effects of the project on flood elevations.
A.
General.
(1)
Applicability. If these standards conform with § 62.23(7)(h),
Wis. Stats., they shall apply to all modifications or additions to
any nonconforming use or structure and to the use of any structure
or premises which was lawful before the passage of this chapter or
amendment thereto.
(2)
The existing lawful use of a structure or its accessory use which
is not in conformity with the provisions of this chapter may continue
subject to the following conditions:
(a)
No modifications or additions to a nonconforming use or structure
shall be permitted unless they comply with this chapter. The words
"modification" and "addition" include, but are not limited to, any
alteration, addition, modification, structural repair, rebuilding
or replacement of any such existing use, structure or accessory structure
or use. Ordinary maintenance repairs are not considered an extension,
modification or addition; these include internal and external painting,
decorating, paneling and the replacement of doors, windows and other
nonstructural components and the maintenance, repair or replacement
of existing private sewage or water supply systems or connections
to public utilities. Ordinary maintenance repairs do not include any
costs associated with the repair of a damaged structure. The construction
of a deck that does not exceed 200 square feet and that is adjacent
to the exterior wall of a principal structure is not an extension,
modification or addition. The roof of the structure may extend over
a portion of the deck in order to provide safe ingress and egress
to the principal structure.
(b)
If a nonconforming use or the use of a nonconforming structure
is discontinued for 12 consecutive months, it is no longer permitted
and any future use of the property, and any structure or building
thereon, shall conform to the applicable requirements of this chapter.
(c)
The municipality shall keep a record that lists all nonconforming
uses and nonconforming structures, their present equalized assessed
value and the cost of all modifications or additions that have been
permitted, and the percentage of the structure's total current
value those modifications represent.
(d)
No modification or addition to any nonconforming structure or any structure with a nonconforming use which over the life of the structure equals or exceeds 50% of its present equalized assessed value shall be allowed unless the entire structure is permanently changed to a conforming structure with a conforming use in compliance with the applicable requirements of this chapter. Contiguous dry land access must be provided for residential and commercial uses in compliance with § 690-8C. The costs of elevating a nonconforming building or a building with a nonconforming use to the flood protection elevation are excluded from the fifty-percent provisions of this subsection.
(e)
Damaged structures.
[1]
Except as provided in Subsection A(2)(e)[2], if any nonconforming structure or any structure with a nonconforming use is destroyed or is substantially damaged, it cannot be replaced, reconstructed or rebuilt unless the use and the structure meet the requirements of this chapter. A structure is considered substantially damaged if the total cost to restore the structure to its pre-damaged condition equals or exceeds 50% of the structure's present equalized assessed value.
[2]
For nonconforming buildings that are damaged or destroyed by
a nonflood disaster, the repair or reconstruction of any such nonconforming
building may be permitted in order to restore it after the nonflood
disaster, provided that the nonconforming building will meet all of
the minimum requirements under applicable FEMA regulations (44 CFR
Part 60) or the regulations promulgated thereunder.
(f)
A nonconforming historic structure may be altered if the alteration will not preclude the structure's continued designation as a historic structure, the alteration will comply with § 690-7C, flood resistant materials are used, and construction practices and floodproofing methods that comply with § 690-11E are used.
B.
Floodway areas.
(1)
Modifications or additions.
(a)
No modification or addition shall be allowed to any nonconforming
structure or any structure with a nonconforming use in a floodway
area, unless such modification or addition:
(b)
Any addition to the existing structure shall be floodproofed, pursuant to § 690-11E, by means other than the use of fill, to the flood protection elevation.
(c)
If any part of the foundation below the flood protection elevation
is enclosed, the following standards shall apply:
[1]
The enclosed area shall be designed by a registered architect
or engineer to allow for the efficient entry and exit of floodwaters
without human intervention. A minimum of two openings must be provided
with a minimum net area of at least one square inch for every one
square foot of the enclosed area. The lowest part of the opening can
be no more than 12 inches above the adjacent grade;
[2]
The parts of the foundation located below the flood protection
elevation must be constructed of flood-resistant materials;
[3]
Mechanical and utility equipment must be elevated or floodproofed
to or above the flood protection elevation; and
[4]
The use must be limited to parking or limited storage.
(2)
No new on-site sewage disposal system or addition to an existing
on-site sewage disposal system, except where an addition has been
ordered by a government agency to correct a hazard to public health,
shall be allowed in a floodway area. Any replacement, repair or maintenance
of an existing on-site sewage disposal system in a floodway area shall
meet the applicable requirements of all City ordinances and Ch. SPS
383, Wis. Adm. Code.
(3)
No new well or modification to an existing well used to obtain potable
water shall be allowed in a floodway area. Any replacement, repair
or maintenance of an existing well in a floodway area shall meet the
applicable requirements of all City ordinances and Chs. NR 811 and
NR 812, Wis. Adm. Code.
C.
Flood-fringe areas.
(1)
No modification or addition shall be allowed to any nonconforming structure or any structure with a nonconforming use, unless such modification or addition has been granted a permit or variance by the City, and the modification or addition is placed on fill or floodproofed to the flood protection elevation in compliance with the standards in § 690-8C, except where Subsection C(2) is applicable.
(2)
Where compliance with the provisions of Subsection C(1) would result in unnecessary hardship and only where the structure will not be used for human habitation or be associated with a high flood damage potential, the Board of Appeals, using procedures established in § 690-11C, may grant a variance from those provisions of Subsection C(1) for modifications or additions, using the criteria listed below. Modifications or additions which are protected to elevations lower than the flood protection elevation may be permitted, if:
(a)
No floor is allowed below the regional flood elevation for residential
or commercial structures.
(b)
Human lives are not endangered.
(c)
Public facilities, such as water or sewer, will not be installed.
(d)
Flood depths will not exceed two feet.
(e)
Flood velocities will not exceed two feet per second.
(3)
(4)
All new private sewage disposal systems or addition to, replacement,
repair or maintenance of a private sewage disposal system shall meet
all the applicable provisions of all local ordinances and Ch. SPS
383, Wis. Adm. Code.
(5)
All new wells or addition to, replacement, repair or maintenance
of a well shall meet the applicable provisions of this chapter and
Chs. NR 811 and NR 812, Wis. Adm. Code.
Where a zoning administrator, planning agency or a board of appeals has already been appointed to administer a zoning ordinance adopted under § 62.23(7), Wis. Stats., these officials shall also administer this chapter. The Building Inspector of the City of Fond du Lac, or his designee, is the Zoning Administrator, pursuant to provisions set forth in Chapter 720, Zoning, § 720-93.
A.
Zoning Administrator.
(1)
Duties and powers. The Zoning Administrator is authorized to administer
this chapter and shall have the following duties and powers:
(a)
Advise applicants of the chapter provisions, assist in preparing
permit applications and appeals, and assure that the regional flood
elevation for the proposed development is shown on all permit applications.
(b)
Issue permits and inspect properties for compliance with provisions
of this chapter, and issue certificates of compliance where appropriate.
(c)
Inspect all damaged floodplain structures and perform a substantial
damage assessment to determine if substantial damage to the structures
has occurred.
(d)
Keep records of all official actions, such as:
[1]
All permits issued, inspections and work approved.
[2]
Documentation of certified lowest floor and regional flood elevations
for floodplain development.
[3]
Records of water surface profiles, Floodplain Zoning Maps and
ordinances, and nonconforming uses and structures, including changes,
appeals, variances and amendments.
[4]
All substantial damage assessment reports for floodplain structures.
(e)
Submit copies of the following items to the Department regional
office:
[1]
Within 10 days of the decision, a copy of any decisions on variances,
appeals for map or text interpretations, and map or text amendments.
[2]
Copies of any case-by-case analyses and any other information
required by the Department, including an annual summary of the number
and types of floodplain zoning actions taken.
[3]
Copies of substantial damage assessments performed and all related
correspondence concerning the assessments.
(f)
Investigate, prepare reports and report violations of this chapter
to the appropriate City department and the City Attorney for prosecution.
Copies of the violation reports shall also be sent to the Department
regional office.
(g)
Submit copies of text and map amendments and biennial reports
to the FEMA regional office.
(2)
Building permit. A building permit shall be obtained before any new
development or any structural repair or change in the use of a building
or structure, including sewer and water facilities, may be initiated.
Application to the Zoning Administrator shall include:
(b)
Site development plan. A site plan drawn to scale shall be submitted
with the permit application form and shall contain the following information:
[1]
Location, dimensions, area and elevation of the lot;
[2]
Location of the ordinary high-water mark of any abutting navigable
waterways;
[3]
Location of any structures with distances measured from the
lot lines and street center lines;
[4]
Location of any existing or proposed on-site sewage systems
or private water supply systems;
[5]
Location and elevation of existing or future access roads;
[6]
Location of floodplain and floodway limits on the property as
determined from the Official Floodplain Zoning Maps;
[7]
The elevation of the lowest floor of proposed buildings and
any fill using the vertical datum from the adopted study, either National
Geodetic and Vertical Datum (NGVD) or North American Vertical Datum
(NAVD);
(c)
Data requirements to analyze developments. The applicant shall
provide all survey data and computations required to show the effects
of the project on flood heights, velocities and floodplain storage,
for all subdivision proposals, as "subdivision" is defined in Ch.
236, Wis. Stats., and other proposed developments exceeding five acres
in area or where the estimated cost exceeds $125,000.
(d)
Expiration. All permits issued under the authority of this chapter
shall expire six months from the date of issuance.
(3)
Certificate of compliance. No land shall be occupied or used and
no building which is hereafter constructed, altered, added to, modified,
repaired, rebuilt or replaced shall be occupied until a certificate
of compliance is issued by the Zoning Administrator, except where
no permit is required, subject to the following provisions:
(a)
The certificate of compliance shall show that the building,
premises or part thereof, and the proposed use, conform to the provisions
of this chapter.
(b)
Application for such certificate shall be concurrent with the
application for a permit.
(c)
If all chapter provisions are met, the certificate of compliance
shall be issued within 10 days after notification that the permitted
work is completed.
(d)
The applicant shall submit a certification signed by a registered professional engineer, architect or land surveyor that the fill, lowest floor and floodproofing elevations are in compliance with the permit issued. Floodproofing measures also require certification by a registered professional engineer or architect that floodproofing measures meet the requirements of Subsection E.
(4)
Other permits. The applicant must secure all necessary permits from
federal, state and local agencies, including those required by the
United States Army Corps of Engineers under Section 404 of the Federal
Water Pollution Control Act, Amendments of 1972, 33 U.S.C. § 1334.
B.
Plan Commission.
(1)
The Plan Commission shall review and make recommendations to the
City Council on all proposed amendments to this chapter, maps and
text.
C.
Board of Appeals. The Board of Appeals created under § 62.23(7)(e),
Wis. Stats., is hereby authorized to act for the purposes of this
chapter. The Board of Appeals shall exercise the powers conferred
by the Wisconsin Statutes and adopt rules for the conduct of business.
The Zoning Administrator may not be the Secretary of the Board.
(1)
Powers and duties. The Board of Appeals shall:
(a)
Appeals: hear and decide appeals where it is alleged there is
error in any order, requirement, decision or determination made by
an administrative official in the enforcement or administration of
this chapter.
(b)
Boundary disputes: hear and decide disputes concerning the district
boundaries shown on the Official Floodplain Zoning Map.
(c)
Variances: hear and decide, upon appeal, variances from the
chapter standards.
(2)
Appeals to the Board.
(a)
Filing. Appeals may be taken by any person aggrieved or by any
officer or department of the municipality affected by any decision
of the Zoning Administrator or other administrative officer. Such
appeal shall be taken within 30 days, unless otherwise provided by
the rules of the Board, by filing with the official whose decision
is in question, and with the Board, a notice of appeal, specifying
the reasons for the appeal. The official whose decision is in question
shall transmit to the Board all records regarding the matter appealed.
(b)
Notice and hearing for appeals, including variances.
[1]
Notice. The Board shall:
[a]
Fix a reasonable time for the hearing.
[b]
Publish adequate notice, pursuant to Wisconsin
Statutes, specifying the date, time, place and subject of the hearing.
[c]
Assure that notice shall be mailed to the parties
in interest and the Department regional office at least 10 days in
advance of the hearing.
(c)
Decision. The final decision regarding the appeal or variance
application shall:
[1]
Be made within a reasonable time.
[2]
Be sent to the Department regional office within 10 days of
the decision.
[3]
Be a written determination signed by the Chairperson or Secretary
of the Board.
[4]
State the specific facts which are the basis for the Board's
decision.
[5]
Affirm, reverse, vary or modify the order, requirement, decision
or determination appealed, in whole or in part, dismiss the appeal
for lack of jurisdiction or grant or deny the variance application.
[6]
Include the reasons for granting an appeal with a description
of the hardship demonstrated by the applicant in the case of a variance,
clearly stated in the recorded minutes of the Board proceeding.
(3)
Boundary disputes. The following procedure shall be used by the Board
of Appeals in hearing disputes concerning floodplain district boundaries:
(a)
If a floodplain district boundary is established by approximate
or detailed floodplain studies, the flood elevations or profiles shall
prevail in locating the boundary. If no regional flood elevations
or profiles exist, other evidence may be examined.
(b)
In all cases, the person contesting the boundary location shall
be given a reasonable opportunity to present arguments and technical
evidence to the Board.
(4)
Variance.
(a)
The Board of Appeals may, upon appeal, grant a variance from
the standards of this chapter where an applicant convincingly demonstrates
that:
[1]
Literal enforcement of the chapter provisions will cause unnecessary
hardship.
[2]
The hardship is due to adoption of this chapter and unique property
conditions not common to adjacent lots or premises. In such case the
chapter or map must be amended.
[3]
The variance is not contrary to the public interest.
(b)
In addition to the criteria in Subsection C(4)(a), to qualify for a variance under FEMA regulations, the following criteria must be met:
[1]
The variance may not cause any increase in the regional flood
elevation.
[2]
Variances can only be granted for lots that are less than 1/2
acre and are contiguous to existing structures constructed below the
RFE.
[3]
Variances shall only be granted upon a showing of good and sufficient
cause, shall be the minimum relief necessary, shall not cause increased
risks to public safety or nuisances, shall not increase costs for
rescue and relief efforts and shall not be contrary to the purpose
of the chapter.
(c)
A variance shall not:
[1]
Grant, extend or increase any use prohibited in the zoning district.
[2]
Be granted for a hardship based solely on an economic gain or
loss.
[3]
Be granted for a hardship which is self-created.
[4]
Damage the rights or property values of other persons in the
area.
[6]
Allow any alteration of a historic structure, including its
use, which would preclude its continued designation as a historic
structure.
(d)
When a floodplain variance is granted, the Board shall notify
the applicant, in writing, that it may increase flood insurance premiums
and risks to life and property. A copy of this notification shall
be maintained with the variance record.
D.
Appeals of permit denials.
(1)
(3)
For appeals concerning increases in regional flood elevation the
Board shall:
(a)
Uphold the denial where the Board agrees with the data showing
an increase in flood elevation. Increases equal to or greater than
0.01 foot may only be allowed after amending the flood profile and
map, and all appropriate legal arrangements are made with all adversely
affected property owners.
(b)
Grant the appeal where the Board agrees that the data properly
demonstrates that the project does not cause an increase equal to
or greater than 0.01 foot, provided that no other reasons for denial
exist.
E.
Floodproofing.
(1)
No permit or variance shall be issued until the applicant submits
a plan or document certified by a registered professional engineer
or architect that the floodproofing measures will protect the structure
or development to the flood protection elevation.
(2)
Floodproofing measures shall be designed to:
(a)
Withstand flood pressures, depths, velocities, uplift and impact
forces and other regional flood factors;
(b)
Protect structures to the flood protection elevation;
(c)
Anchor structures to foundations to resist flotation and lateral
movement; and
(d)
Ensure that structural walls and floors are watertight to the
flood protection elevation and the interior remains completely dry
during flooding without human intervention.
(3)
Floodproofing measures could include:
(a)
Reinforcement of walls and floors to resist rupture or collapse
caused by water pressure.
(b)
Addition of mass or weight to structure to prevent flotation.
(c)
Placement of essential utilities above the flood protection
elevation.
(d)
Installation of surface or subsurface drainage systems to relieve
foundation wall and basement floor pressures.
(e)
Construction of water supply wells and waste treatment systems
to prevent the entry of floodwaters.
(f)
Installation of cutoff valves on sewer lines or elimination
of gravity flow basement drains.
F.
Public information.
A.
General. The City Council may change or supplement the floodplain
zoning district boundaries and this chapter in the manner provided
by law. Actions which require an amendment include, but are not limited
to, the following:
(1)
Any change to the Official Floodplain Zoning Map, including the floodway
line or boundary of any floodplain area.
(2)
Correction of significant discrepancies between the water surface
profiles and Floodplain Zoning Maps.
(3)
Any fill in the floodplain which raises the elevation of the filled
area to a height at or above the flood protection elevation and is
contiguous to land lying outside the floodplain.
(4)
Any fill or floodplain encroachment that obstructs flow, increasing
regional flood height 0.01 foot or more.
(5)
Any upgrade to a floodplain zoning ordinance text required by § NR
116.05, Wis. Adm. Code, or otherwise required by law, or for changes
by the municipality.
B.
Procedures. Chapter amendments may be made upon petition of any interested party according to the provisions of § 62.23, Wis. Stats. Such petitions shall include all necessary data required by §§ 690-9D and 690-11A(2).
(1)
The proposed amendment shall be referred to the Plan Commission for
a public hearing and recommendation to the City Council. The amendment
and notice of the public hearing shall be submitted to the Department
regional office for review prior to the hearing. The amendment procedure
shall comply with the provisions of § 62.23, Wis. Stats.
(2)
No amendment shall become effective until reviewed and approved by
the Department.
(3)
All persons petitioning for a map amendment that obstructs flow,
increasing regional flood height 0.01 foot or more, shall obtain flooding
easements or other appropriate legal arrangements from all adversely
affected property owners and notify local units of government before
the amendment can be approved by the City Council.
Any person, firm, corporation or organization found to be in
violation of the provisions of this chapter or any rule or order promulgated
herein shall be subject to a penalty of not less than $25 and not
more than $50, together with the costs of prosecution. Each day of
continued violation shall constitute a separate offense. Every violation
of this chapter is a public nuisance and the creation may be enjoined
and the maintenance may be abated by action at suit of the City, state
or any citizen thereof, pursuant to § 87.30, Wis. Stats.
A.
Unless specifically defined, words or phrases in this chapter shall
have their common law meaning and shall be applied in accordance with
their common usage. Words used in the present tense include the future,
the singular number includes the plural, and the plural number includes
the singular. The word "may" is permissive; "shall" is mandatory and
is not discretionary.
B.
ACCESSORY STRUCTURE OR USE
A ZONES
BASE FLOOD
BASEMENT
BUILDING
BULKHEAD LINE
CAMPGROUND
CAMPING UNIT
CERTIFICATE OF COMPLIANCE
CHANNEL
CRAWLWAY or CRAWL SPACE
DECK
DEPARTMENT
DEVELOPMENT
DRY LAND ACCESS
ENCROACHMENT
EXISTING MANUFACTURED HOME PARK OR SUBDIVISION
EXPANSION TO EXISTING MANUFACTURED HOME PARK
FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA)
FLOOD FREQUENCY
FLOOD-FRINGE
FLOOD HAZARD BOUNDARY MAP
FLOOD INSURANCE RATE MAP (FIRM)
FLOOD INSURANCE STUDY
FLOOD or FLOODING
(1)
(2)
(3)
FLOODPLAIN
FLOODPLAIN ISLAND
FLOODPLAIN MANAGEMENT
FLOOD PROFILE
FLOODPROOFING
FLOOD PROTECTION ELEVATION
FLOOD STORAGE
FLOODWAY
FREEBOARD
HABITABLE STRUCTURE
HEARING NOTICE
HIGH FLOOD DAMAGE POTENTIAL
HISTORIC STRUCTURE
(1)
(2)
(3)
(4)
INCREASE IN REGIONAL FLOOD HEIGHT
LAND USE
MANUFACTURED HOME
MOBILE RECREATIONAL VEHICLE
MUNICIPALITY or MUNICIPAL
NAVD or NORTH AMERICAN VERTICAL DATUM
NEW CONSTRUCTION
NGVD or NATIONAL GEODETIC VERTICAL DATUM
NONCONFORMING STRUCTURE
NONCONFORMING USE
OBSTRUCTION TO FLOW
OFFICIAL FLOODPLAIN ZONING MAP
OPEN SPACE USE
ORDINARY HIGH-WATER MARK
PERSON
PRIVATE SEWAGE SYSTEM
PUBLIC UTILITIES
REASONABLY SAFE FROM FLOODING
REGIONAL FLOOD
START OF CONSTRUCTION
STRUCTURE
SUBDIVISION
SUBSTANTIAL DAMAGE
UNNECESSARY HARDSHIP
VARIANCE
VIOLATION
WATER SURFACE PROFILE
WATERSHED
WELL
As used in this chapter, the following terms shall have the meanings
indicated:
A facility, structure, building or use that is accessory
or incidental to the principal use of a property, structure or building.
Those areas shown on the Official Floodplain Zoning Map that
would be inundated by the regional flood. These areas may be numbered
or unnumbered A Zones. The A Zones may or may not be reflective of
flood profiles, depending on the availability of data for a given
area.
The flood having a one-percent chance of being equaled or
exceeded in any given year, as published by FEMA as part of a FIS
and depicted on a FIRM.
Any enclosed area of a building having its floor subgrade,
i.e., below ground level, on all sides.
See "structure."
A geographic line along a reach of navigable water that has
been adopted by City ordinance and approved by the Department of Natural
Resources pursuant to § 30.11, Wis. Stats., and which allows
limited filling between this bulkhead line and the original ordinary
high-water mark, except where such filling is prohibited by the floodway
provisions of this chapter.
Any parcel of land which is designed, maintained, or intended
or used for the purpose of providing sites for nonpermanent overnight
use by four or more camping units, or which is advertised or represented
as a camping area.
Any portable device, no more than 400 square feet in area,
used as a temporary shelter, including, but not limited to, a camping
trailer, motor home, bus, van, pickup truck, tent or other mobile
recreational vehicle.
Certification that the construction and the use of land or
a building, the elevation of fill or the lowest floor of a structure
is in compliance with all of the provisions of this chapter.
A natural or artificial watercourse with definite bed and
banks to confine and conduct the normal flow of water.
An enclosed area below the first usable floor of a building,
generally less than five feet in height, used for access to plumbing
and electrical utilities.
An unenclosed exterior structure that has no roof or sides,
but has a permeable floor which allows the infiltration of precipitation.
The Wisconsin Department of Natural Resources.
Any artificial change to improved or unimproved real estate,
including, but not limited to, the construction of buildings, structures
or accessory structures; the construction of additions or alterations
to buildings, structures or accessory structures; the repair of any
damaged structure or the improvement or renovation of the structure,
regardless of percentage of damage or improvement; the placement of
buildings or structures; subdivision layout and site preparation;
mining, dredging, filling, grading, paving, excavation or drilling
operations; the storage, deposition or extraction of materials or
equipment; and the installation, repair or removal of public or private
sewage disposal systems or water supply facilities.
A vehicular access route which is above the regional flood
elevation and which connects land located in the floodplain to land
outside the floodplain, such as a road with its surface above regional
flood elevation and wide enough for wheeled rescue and relief vehicles.
Any fill, structure, building, use or development in the
floodway.
A parcel of land divided into two or more manufactured home
lots for rent or sale, on which the construction of facilities for
servicing the lots is completed before the effective date of this
chapter. At a minimum, this would include the installation of utilities,
the construction of streets, and either final site grading or the
pouring of concrete pads.
The preparation of additional sites by the construction of
facilities for servicing the lots on which the manufactured homes
are to be placed. This includes installation of utilities, construction
of streets, and either final site grading or the pouring of concrete
pads.
The federal agency that administers the National Flood Insurance
Program.
The probability of a flood occurrence that is determined
from statistical analyses. The frequency of a particular flood event
is usually expressed as occurring, on the average, once in a specified
number of years or as a percent chance of occurring in any given year.
That portion of the floodplain outside of the floodway that
is covered by floodwaters during the regional flood and associated
with standing water rather than flowing water.
A map designating approximate flood hazard areas. Flood hazard
areas are designated as unnumbered A Zones and do not contain floodway
lines or regional flood elevations. This map forms the basis for both
the regulatory and insurance aspects of the National Flood Insurance
Program (NFIP) until superseded by a Flood Insurance Study and a Flood
Insurance Rate Map.
A map of a community on which the Federal Insurance Administration
has delineated both special flood hazard areas (the floodplain) and
the risk premium zones applicable to the community. This map can only
be amended by the Federal Emergency Management Agency.
A technical engineering examination, evaluation and determination
of the local flood hazard areas. It provides maps designating those
areas affected by the regional flood and provides both flood insurance
rate zones and regional flood elevations and may provide floodway
lines. The flood hazard areas are designated as numbered and unnumbered
A Zones. Flood insurance study maps form the basis for both the regulatory
and the insurance aspects of the National Flood Insurance Program.
A general and temporary condition of partial or complete
inundation of normally dry land areas caused by one of the following:
The overflow or rise of inland waters.
The rapid accumulation or runoff of surface waters from any
source.
The sudden increase caused by an unusually high-water level
in a natural body of water accompanied by a severe storm or by an
unanticipated force of nature, such as a seiche or by some similarly
unusual event.
Land which has been or may be covered by floodwater during
the regional flood. The floodplain includes the floodway and the flood-fringe,
and may include other designated floodplain areas for regulatory purposes.
A natural geologic land formation within the floodplain that
is surrounded, but not covered, by floodwater during the regional
flood.
Policy and procedures to ensure wise use of floodplains,
including mapping and engineering, mitigation, education, and administration
and enforcement of floodplain regulations.
A graph or a longitudinal profile line showing the relationship
of the water surface elevation to locations of land surface elevations
along a stream or river.
Any combination of structural provisions, changes or adjustments
to properties and structures, water and sanitary facilities and contents
of buildings subject to flooding, for the purpose of reducing or eliminating
flood damage.
An elevation of two feet of freeboard above the water surface
profile elevation designated for the regional flood. (See also "freeboard.")
Those floodplain areas where storage of floodwaters has been
taken into account during analysis in reducing the regional flood
discharge.
The channel of a river or stream and those portions of the
floodplain adjoining the channel required to carry the regional flood
discharge.
A safety factor expressed in terms of a specified number
of feet above a calculated flood level. Freeboard compensates for
any factors that cause flood heights greater than those calculated,
including ice jams, debris accumulation, wave action, obstruction
of bridge openings and floodways, the effects of watershed urbanization,
loss of flood storage areas due to development and aggregation of
the river or stream bed.
Any structure or portion thereof used or designed for human
habitation.
Publication or posting meeting requirements of Ch. 985, Wis.
Stats. Class 1 notice is the minimum required for appeals, published
once at least one week (seven days) before the hearing. Class 2 notice
is required for all zoning ordinances and amendments, including map
amendments, published twice, once each week consecutively, the last
at least one week (seven days) before the hearing. Local ordinances
or bylaws may require additional notice exceeding these minimums.
Damage that could result from flooding that includes any
danger to life or health or any significant economic loss to a structure
or building and its contents.
Any structure that is either:
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.
Certified or preliminarily determined by the Secretary of the
Interior as contributing to the historical significance of a registered
historic district or a district preliminarily determined by the Secretary
to qualify as a registered historic district.
Individually listed on a state inventory of historic places
in states with historic preservation programs which have been approved
by the Secretary of the Interior, or
Individually listed on a local inventory of historic places
in communities that have been certified either by an approved state
program, as determined by the Secretary of the Interior; or by the
Secretary of the Interior in states without approved programs.
A calculated upward rise in the regional flood elevation,
equal to or greater than 0.01 foot, based on a comparison of existing
conditions and proposed conditions which are directly attributable
to development in the floodplain but not attributable to manipulation
of mathematical variables such as roughness factors, expansion and
contraction coefficients and discharge.
Any nonstructural use made of unimproved or improved real
estate. (See also "development.")
A structure, transportable in one or more sections, which
is built on a permanent chassis and is designed to be used with or
without a permanent foundation when connected to required utilities.
The term "manufactured home" includes a mobile home but does not include
a mobile recreational vehicle.
A vehicle which is built on a single chassis, 400 square
feet or less when measured at the largest horizontal projection, designed
to be self-propelled, carried or permanently towable by a licensed,
light-duty vehicle, is licensed for highway use if registration is
required and is designed primarily not for use as a permanent dwelling,
but as temporary living quarters for recreational, camping, travel
or seasonal use. Manufactured homes that are towed or carried onto
a parcel of land, but do not remain capable of being towed or carried,
including park model homes, do not fall within the definition of "mobile
recreational vehicle."
The City of Fond du Lac, Wisconsin.[1]
Elevations referenced to mean sea level datum, 1988 adjustment.
For floodplain management purposes, "new construction" means
structures for which the start of construction commenced on or after
the effective date of floodplain zoning regulations adopted by this
community and includes any subsequent improvements to such structures.
For the purpose of determining flood insurance rates, it includes
any structures for which the "start of construction" commenced on
or after the effective date of an initial FIRM or after December 31,
1974, whichever is later, and includes any subsequent improvements
to such structures.
Elevations referenced to mean sea level datum, 1929 adjustment.
An existing lawful structure or building which is not in
conformity with the dimensional or structural requirements of this
chapter for the area of the floodplain which it occupies. (For example,
an existing residential structure in the flood-fringe district is
a conforming use; however, if the first floor is lower than the flood
protection elevation, the structure is nonconforming.)
An existing lawful use or accessory use of a structure or
building which is not in conformity with the provisions of this chapter
for the area of the floodplain which is occupies (such as a residence
in the floodway).
Any development which blocks the conveyance of floodwaters
such that this development alone or together with any future development
will cause an increase in regional flood height.
That map, adopted and made part of this chapter as described in § 690-5B, which has been approved by the Department and FEMA.
Those uses having a relatively low flood damage potential
and not involving structures.
The point on the bank or shore up to which the presence and
action of surface water are so continuous as to leave a distinctive
mark, such as by erosion, destruction or prevention of terrestrial
vegetation, predominance of aquatic vegetation or other easily recognized
characteristic.
An individual or group of individuals, corporation, partnership,
association, municipality or state agency.
A sewage treatment and disposal system serving one structure
with a septic tank and soil absorption field located on the same parcel
as the structure. This term also means an alternative sewage system
approved by the Department of Safety and Professional Services, including
a substitute for the septic tank or soil absorption field, a holding
tank, a system serving more than one structure or a system located
on a different parcel than the structure.
Those utilities using underground or overhead transmission
lines, such as electric, telephone and telegraph, and distribution
and collection systems, such as water, sanitary sewer and storm sewer.
Base floodwaters will not inundate the land or damage structures
to be removed from the special flood hazard area and any subsurface
waters related to the base flood will not damage existing or proposed
buildings.
A flood determined to be representative of large floods known
to have occurred in Wisconsin. A regional flood is a flood with a
one-percent chance of being equaled or exceeded in any given year,
and if depicted on the FIRM, the RFE is equivalent to the BFE.
The date the building permit was issued, provided the actual
start of construction, repair, reconstruction, rehabilitation, addition,
placement or other improvement was within 180 days of the permit date.
The "actual start" means either the first placement of permanent construction
on a site, such as the pouring of slab or footings, the installation
of piles, the construction of columns, or any work beyond initial
excavation, or the placement of a manufactured home on a foundation.
Permanent construction does not include land preparation, such as
clearing, grading and filling, nor does it include the installation
of streets and/or walkways, nor does it include excavation for a basement,
footings, piers or foundations or the erection of temporary forms,
nor does it include the installation on the property of accessory
buildings, such as garages or sheds not occupied as dwelling units
or not part of the main structure. For an alteration, the actual start
of construction means the first alteration of any wall, ceiling, floor
or other structural part of a building, whether or not that alteration
affects the external dimensions of the building.
Any man-made object with form, shape and utility, either
permanently or temporarily attached to, placed upon or set into the
ground, stream bed or lake bed, which includes, but is not limited
to, such objects as roofed and walled buildings, gas or liquid storage
tanks, bridges, dams and culverts.
Has the meaning given in § 236.02(12), Wis. Stats.
Damage of any origin sustained by a structure, whereby the
cost of restoring the structure to its predamaged condition would
equal or exceed 50% of the equalized assessed value of the structure
before the damage occurred.
Where special conditions affecting a particular property,
which were not self-created, have made strict conformity with restrictions
governing areas, setbacks, frontage, height or density unnecessarily
burdensome or unreasonable in light of the purposes of this chapter.
An authorization by the Board of Appeals for the construction
or maintenance of a building or structure in a manner which is inconsistent
with dimensional standards (not uses) contained in this chapter.
The failure of a structure or other development to be fully
compliant with this chapter. A structure or other development without
required permits, lowest floor elevation documentation, floodproofing
certificates or required floodway encroachment calculations is presumed
to be in violation until such time as that documentation is provided.
A graphical representation showing the elevation of the water
surface of a watercourse for each position along a reach of river
or stream at a certain flood flow. A water surface profile of the
regional flood is used in regulating floodplain areas.
The entire region or area contributing runoff or surface
water to a watercourse or body of water.
An excavation opening in the ground made by digging, boring,
drilling, driving or other methods for the purpose of obtaining groundwater
regardless of its intended use.
