The Zoning Administrator, Plan Commission and Zoning Board of
Appeals shall administer this chapter.
A.
Duties and powers. The Zoning Administrator is authorized to administer
this chapter and shall have the following duties and powers:
(1)
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.
(2)
Issue permits and inspect properties for compliance with provisions
of this chapter and issue certificates of compliance where appropriate.
(3)
Inspect and assess all damaged floodplain structures to determine
if substantial damage to the structures has occurred.
(4)
Keep records of all official actions, such as:
(a)
All permits issued, inspections made, and work approved;
(b)
Documentation of certified lowest floor and regional flood elevations;
(c)
Floodproofing certificates.
(d)
Water surface profiles, Floodplain Zoning Maps and ordinances,
nonconforming uses and structures, including changes, appeals, variances
and amendments.
(e)
All substantial damage assessment reports for floodplain structures.
(f)
List of nonconforming structures and uses.
(5)
Submit copies of the following items to the Department regional office:
(a)
Within 10 days of the decision, a copy of any decisions on variances,
appeals for map or text interpretations, and map or text amendments;
(b)
Copies of case-by-case analyses and other required information,
including an annual summary of floodplain zoning actions taken.
(c)
Copies of substantial damage assessments performed and all related
correspondence concerning the assessments.
(6)
Investigate, prepare reports and report violations of this chapter
to the Plan Commission and City Attorney for prosecution. Copies of
the reports shall also be sent to the Department regional office.
(7)
Submit copies of amendments and biennial reports to the FEMA regional
office.
B.
Land use permit. A land use permit shall be obtained before any new
development, repair, modification or addition to an existing structure,
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:
(2)
Site development plan. A site plan drawn to scale shall be submitted
with the permit application form and shall contain:
(a)
Location, dimensions, area and elevation of the lot noted on
a copy of the Wetland Inventory Map, if applicable;
(b)
Location of the ordinary high-water mark of any abutting navigable
waterways and boundaries of wetlands;
(c)
Specifications and dimensions for areas of proposed wetland
alteration;
(d)
Existing and proposed topographic and drainage features and
vegetative cover;
(e)
Location of any structures with distances measured from the
lot lines and street center lines;
(f)
Location of any existing or proposed on-site sewage systems
or private water supply systems;
(g)
Location and elevation of existing or future access roads;
(h)
Location of floodplain and floodway limits as determined from
the Official Floodplain Zoning Maps;
(i)
The elevation of the lowest floor of proposed buildings and
any fill using National Geodetic and Vertical Datum (NGVD);
(3)
Hydraulic and hydrologic studies to analyze development. All hydraulic
and hydrologic studies shall be completed under the direct supervision
of a professional engineer registered in the state. The study contractor
shall be responsible for the technical adequacy of the study. All
studies shall be reviewed and approved by the Department.
(a)
Zone A floodplains.
[1]
Hydrology. The appropriate method shall be based on the standards
in § NR 116.07(3), Wis. Adm. Code, Hydrologic Analysis:
Determination of Regional Flood Discharge.
[2]
Hydraulic modeling. The regional flood elevation shall be based
on the standards in § NR 116.07(4), Wis. Adm. Code, Hydraulic
Analysis: Determination of Regional Flood Elevation, and the following:
[a]
Determination of the required limits of the hydraulic
model shall be based on detailed study information for downstream
structures (dam, bridge, culvert) to determine adequate starting water
surface elevation (WSEL) for the study.
[b]
Channel sections must be surveyed.
[c]
Minimum four-foot contour data in the overbanks
shall be used for the development of cross-section overbank and floodplain
mapping.
[d]
A maximum distance of 500 feet between cross sections
is allowed in developed areas with additional intermediate cross sections
required at transitions in channel bottom slope, including a survey
of the channel at each location.
[e]
The most current version of the Hydrologic Engineering
Center's River Analysis System (HEC-RAS) shall be used.
[f]
A survey of bridge and culvert openings and the
top of road is required at each structure.
[g]
Additional cross sections are required at the downstream
and upstream limits of the proposed development and any necessary
intermediate locations based on the length of the reach if greater
than 500 feet.
[h]
Standard accepted engineering practices shall be
used when assigning parameters for the base model such as flow, Manning's
N values, expansion and contraction coefficients or effective flow
limits. The base model shall be calibrated to past flooding data,
such as high-water marks, to determine the reasonableness of the model
results. If no historical data is available, adequate justification
shall be provided for any parameters outside standard accepted engineering
practices.
[i]
The model must extend past the upstream limit of
the difference in the existing and proposed flood profiles in order
to provide a tie-in to existing studies. The height difference between
the proposed flood profile and the existing study profiles shall be
no more than 0.00 feet.
[3]
Mapping. A work map of the reach studied shall be provided,
showing all cross section locations, floodway/floodplain limits based
on best available topographic data, geographic limits of the proposed
development, and whether the proposed development is located in the
floodway.
[a]
If the proposed development is located outside
of the floodway, then it is determined to have no impact on the regional
flood elevation.
[b]
If any part of the proposed development is in the
floodway, it must be added to the base model to show the difference
between existing and proposed conditions. The study must ensure that
all coefficients remain the same as in the existing model, unless
adequate justification based on standard accepted engineering practices
is provided.
(b)
Zone AE floodplains:
[1]
Hydrology. If the proposed hydrology will change the existing
study, the appropriate method to be used shall be based on § NR
116.07(3), Wis. Adm. Code, Hydrologic Analysis: Determination of Regional
Flood Discharge.
[2]
Hydraulic model. The regional flood elevation shall be based
on the standards in § NR 116.07(4), Wis. Adm. Code, Hydraulic
Analysis: Determination of Regional Flood Elevation, and the following:
[a]
Duplicate effective model. The effective model
shall be reproduced to ensure correct transference of the model data
and to allow integration of the revised data to provide a continuous
FIS model upstream and downstream of the revised reach. If data from
the effective model is available, models shall be generated that duplicate
the FIS profiles and the elevations shown in the Floodway Data Table
in the FIS report to within 0.1 foot.
[b]
Corrected effective model. The corrected effective
model shall not include any man-made physical changes since the effective
model date but shall import the model into the most current version
of HEC-RAS for Department review.
[c]
Existing (preproject conditions) model. The existing
model shall be required to support conclusions about the actual impacts
of the project associated with the revised (post-project) model or
to establish more up-to-date models on which to base the revised (post-project)
model.
[d]
Revised (post-project conditions) model. The revised
(post-project conditions) model shall incorporate the existing model
and any proposed changes to the topography caused by the proposed
development. This model shall reflect proposed conditions.
[e]
All changes to the duplicate effective model and
subsequent models must be supported by certified topographic information,
bridge plans, construction plans and survey notes.
[f]
Changes to the hydraulic models shall be limited
to the stream reach for which the revision is being requested. Cross
sections upstream and downstream of the revised reach shall be identical
to those in the effective model and result in water surface elevations
and top widths computed by the revised models matching those in the
effective models upstream and downstream of the revised reach as required.
The effective model shall not be truncated.
[3]
Mapping. Maps and associated engineering data shall be submitted
to the Department for review which meet the following conditions:
[a]
Consistency between the revised hydraulic models,
the revised floodplain and floodway delineations, the revised flood
profiles, topographic work map, annotated FIRMs and/or Flood Boundary
Floodway Maps (FBFMs), construction plans, bridge plans.
[b]
Certified topographic map of suitable scale, contour
interval, and a planimetric map showing the applicable items. If a
digital version of the map is available, it may be submitted in order
that the FIRM may be more easily revised.
[c]
Annotated FIRM panel showing the revised 1% and
0.2% annual chance floodplains and floodway boundaries.
[d]
If an annotated FIRM and/or FBFM and digital mapping
data (GIS or CADD) are used, then all supporting documentation or
metadata must be included with the data submission along with the
Universal Transverse Mercator (UTM) projection and State Plane Coordinate
System in accordance with FEMA mapping specifications.
[e]
The revised floodplain boundaries shall tie into
the effective floodplain boundaries.
[f]
All cross sections from the effective model shall
be labeled in accordance with the effective map and a cross section
lookup table shall be included to relate to the model input numbering
scheme.
[g]
Both the current and proposed floodways shall be
shown on the map.
[h]
The stream center line or profile baseline used
to measure stream distances in the model shall be visible on the map.
(4)
Expiration. All permits issued under the authority of this chapter
shall expire no more than 180 days after issuance. The permit may
be extended for a maximum of 180 days for good and sufficient cause.
C.
Certificate of compliance.
(1)
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 or
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 provisions of this chapter are met, the certificate of
compliance shall be issued within 10 days after written 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 the requirements of § 466-41 are met.
(2)
The Zoning Administrator may issue a temporary certificate of compliance
for a building, premises or part thereof according to rules and regulations
established by the City.
D.
Other permits. The applicant must secure all necessary permits from
federal, state and local agencies, including, but not limited to,
those required by the U.S. Army Corps of Engineers under § 404
of the Federal Water Pollution Control Act, Amendments of 1972, 33
U.S.C. § 1344.
All fees required under this chapter are set forth in the City's
Fee Schedule.
The Zoning Board of Appeals ("Board") shall exercise the following
powers concerning the provisions of this chapter. The Zoning Administrator
shall not be the Secretary of the Board.
A.
Powers and duties. The Board of Appeals shall:
(1)
Appeals. Hear and decide appeals where it is alleged there is an
error in any order, requirement, decision or determination made by
an administrative official in the enforcement or administration of
this chapter.
(2)
Boundary disputes. Hear and decide disputes concerning the district
boundaries shown on the Official Floodplain Zoning Map.
(3)
Variances. Hear and decide, upon appeal, variances from the standards
established by this chapter.
(4)
Conditional use. Hear and decide applications for any conditional
use permits required by this chapter.
B.
Appeals to the Board.
(1)
Appeals to the Board may be taken by any person aggrieved or by any
officer or department of the City 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.
(2)
Notice and hearing for appeals including variances.
(a)
Notice. The Board shall:
[1]
Fix a reasonable time for the hearing;
[2]
Publish adequate notice pursuant to Wisconsin Statutes, specifying
the date, time, place and subject of the hearing;
[3]
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]
Either 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, describing the hardship
demonstrated by the applicant in the case of a variance, clearly stated
in the recorded minutes of the Board proceedings.
C.
Boundary disputes. The following procedure shall be used by the Board
in hearing disputes concerning floodplain district boundaries:
(1)
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 none exist, other evidence may
be examined.
(2)
The person contesting the boundary location shall be given a reasonable
opportunity to present arguments and technical evidence to the Board.
D.
Variance.
(1)
The Board may, upon appeal, grant a variance from the standards of
this chapter if an applicant convincingly demonstrates that:
(a)
Literal enforcement of the provisions this chapter will cause
unnecessary hardship;
(b)
The hardship is due to adoption of the floodplain ordinance
and unique property conditions not common to adjacent lots or premises.
In such case, the relevant provisions of this chapter or the map must
be amended;
(c)
The variance is not contrary to the public interest; and
(2)
In addition to the criteria in Subsection D(1), to qualify for a variance under FEMA regulations, the following criteria must be met:
(a)
The variance shall not cause any increase in the regional flood
elevation;
(b)
Variances can only be granted for lots that are less than one-half
acre and are contiguous to existing structures constructed below the
RFE;
(c)
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 this chapter.
(3)
A variance shall not:
(a)
Grant, extend or increase any use prohibited in the zoning district.
(b)
Be granted for a hardship based solely on an economic gain or
loss.
(c)
Be granted for a hardship which is self-created.
(d)
Damage the rights or property values of other persons in the
area.
(f)
Allow any alteration of a historic structure, including its
use, which would preclude its continued designation as a historic
structure.
(4)
When a floodplain variance is granted, the Board shall notify the
applicant in writing that it may increase risks to life and property
and flood insurance premiums could increase up to $25 per $100 of
coverage. A copy shall be maintained with the variance record.
A.
Application. Any use listed as a conditional use in this chapter shall be permitted only after an application has been submitted to the Zoning Administrator and a conditional use permit has been granted by the Board of Appeals, following the procedures in § 466-38. To secure information upon which to base its determination, the Board of Appeals may require the applicant to furnish, in addition to the information required for a building/zoning permit, other pertinent information which is necessary to determine if the proposed use is consistent with the purpose of this chapter.
B.
Conditions. Upon consideration of the permit application and the standards applicable to the permitted uses in this chapter, the Board of Appeals shall attach such conditions to a conditional use permit, in addition to those required elsewhere in this chapter, as are necessary to further the purposes of this chapter as listed in § 466-3. Such conditions may include specifications for, without limitation because of specific enumeration, type of shore cover; erosion-protection measures; increased side yard setbacks; specific sewage disposal and water supply facilities; landscaping and planting screens; period of operation; operational control; sureties; deed restrictions; location of piers, docks, parking areas and signs; and type of construction.
A.
The Board shall review all data related to the appeal. This may include:
(3)
Data listed in § 466-13A(2)(b) where the applicant has not submitted this information to the Zoning Administrator.
(4)
Other data submitted with the application or submitted to the Board
with the appeal.
C.
For appeals concerning increases in regional flood elevation, the
Board shall:
(1)
Uphold the denial where the Board agrees with the data showing an increase in flood elevation. Increases may only be allowed after amending the flood profile and map and all appropriate legal arrangements are made with all adversely affected property owners as per the requirements of Article X, Amendments; and
(2)
Grant the appeal where the Board agrees that the data properly demonstrates
that the project does not cause an increase, provided no other reasons
for denial exist.
A.
No permit or variance shall be issued for a nonresidential structure
designed to be watertight below the regional flood elevation until
the applicant submits a plan certified by a registered professional
engineer or architect that the floodproofing measures will protect
the structure or development to the flood-protection elevation and
submits a FEMA floodproofing certificate.
B.
For a structure designed to allow the entry of floodwaters, no permit
or variance shall be issued until the applicant submits a plan either:
(1)
Certified by a registered professional engineer or architect; or
(2)
Meets or exceeds the following standards:
(a)
A minimum of two openings having a total net area of not less
than one square inch for every square foot of enclosed area subject
to flooding;
(b)
The bottom of all openings shall be no higher than one foot
above grade; and
(c)
Openings may be equipped with screens, louvers, valves or other
coverings or devices, provided that they permit the automatic entry
and exit of floodwaters.
C.
Floodproofing measures shall be designed, as appropriate, to:
(1)
Withstand flood pressures, depths, velocities, uplift and impact
forces and other regional flood factors;
(2)
Protect structures to the flood-protection elevation;
(3)
Anchor structures to foundations to resist flotation and lateral
movement;
(4)
Minimize or eliminate infiltration of floodwaters; and
(5)
Minimize or eliminate discharges into floodwaters.
D.
Floodproofing measures could include:
(1)
Reinforcing walls and floors to resist rupture or collapse caused
by water pressure or floating debris.
(2)
Adding mass or weight to prevent flotation.
(3)
Placing essential utilities above the flood-protection elevation.
(4)
Installing surface or subsurface drainage systems to relieve foundation
wall and basement floor pressures.
(5)
Constructing water supply wells and waste treatment systems to prevent
the entry of floodwaters.
(6)
Putting cutoff valves on sewer lines or eliminating gravity-flow
basement drains.
