A.
Applicability. If these standards conform with § 87.30,
Wis. Stats., and § NR 116.15, Wis. Adm. Code, and 44 CFR
59 through 72, 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
any amendment thereto.
B.
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:
(1)
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. Maintenance is not considered a modification; this includes
painting, decorating, paneling and other nonstructural components
and the maintenance, repair or replacement of existing private sewage
or water supply systems or connections to public utilities. Any costs
associated with the repair of a damaged structure are not considered
maintenance. 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;
(2)
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;
(3)
The municipality shall keep a record which lists all nonconforming
uses and nonconforming structures, their present equalized assessed
value, the cost of all modifications or additions which have been
permitted, and the percentage of the structure's total current value
those modifications represent;
(4)
No modification or addition to any nonconforming structure or any structure with a nonconforming use, which over the life of the structure would equal or exceed 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 dryland access must be provided for residential and commercial uses in compliance with § 477-16A(1). The costs of elevating the lowest floor of a nonconforming building or a building with a nonconforming use to the flood protection elevation are excluded from the 50% provisions of this subsection;
(5)
No maintenance to any nonconforming structure or any structure with a nonconforming use, the cost of which would equal or exceed 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 dryland access must be provided for residential and commercial uses in compliance with § 477-16A(1);
(6)
If on a per-event basis the total value of the work being done under Subsection B(4) and (5) equals or exceeds 50% of the present equalized assessed value, the work shall not be permitted 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 dryland access must be provided for residential and commercial uses in compliance with § 477-16A(1);
(7)
Except as provided in Subsection B(8), 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 current ordinance requirements. 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; and
(8)
For nonconforming buildings that are substantially damaged or destroyed
by a nonflood disaster, the repair or reconstruction of any such nonconforming
building shall be permitted in order to restore it to the size and
use in effect prior to the damage event, provided that the minimum
federal code requirements below are met and all required permits have
been granted prior to the start of construction.
(a)
Residential structures:
[1]
Shall have the lowest floor, including basement, elevated to or above the base flood elevation using fill, pilings, columns, posts or perimeter walls. Perimeter walls must meet the requirements of § 477-28B.
[2]
Shall be anchored to prevent flotation, collapse, or lateral
movement of the structure resulting from hydrodynamic and hydrostatic
loads, including the effects of buoyancy, and shall be constructed
with methods and materials resistant to flood damage.
[3]
Shall be constructed with electrical, heating, ventilation,
plumbing and air-conditioning equipment and other service facilities
that are designed and/or elevated so as to prevent water from entering
or accumulating within the components during conditions of flooding.
[4]
In A Zones, obtain, review and utilize any flood data available
from a federal, state or other source.
[5]
In AO Zones with no elevations specified, shall have the lowest floor, including basement, meet the standards in § 477-19A(1).
[6]
In AO Zones, shall have adequate drainage paths around structures
on slopes to guide floodwaters around and away from the structure.
(b)
Nonresidential structures:
[1]
Shall meet the requirements of § 477-21B(8)(a)[1] through [6].
[3]
In AO Zones with no elevations specified, shall have the lowest floor, including basement, meet the standards in § 477-19A(1).
C.
A nonconforming historic structure may be altered if the alteration will not preclude the structure's continued designation as an historic structure, the alteration will comply with § 477-12A, flood-resistant materials are used, and construction practices and floodproofing methods that comply with § 477-28 are used. Repair or rehabilitation of historic structures shall be exempt from the development standards of § 477-21B(8)(a) if it is determined that the proposed repair or rehabilitation will not preclude the structure's continued designation as an historic structure and is the minimum necessary to preserve the historic character and design of the structure.
A.
Modification or addition.
(1)
No modification or addition shall be allowed to any nonconforming
structure or any structure with a nonconforming use in the Floodway
District, unless such modification or addition:
(2)
Any addition to the existing structure shall be floodproofed, pursuant to § 477-28, by means other than the use of fill, to the flood protection elevation; and
(3)
If any part of the foundation below the flood protection elevation
is enclosed, the following standards shall apply:
(a)
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;
(b)
The parts of the foundation located below the flood protection
elevation must be constructed of flood-resistant materials;
(c)
Mechanical and utility equipment must be elevated or floodproofed
to or above the flood protection elevation; and
(d)
The use must be limited to parking, building access or limited
storage.
B.
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 the Floodway District. Any replacement, repair or maintenance of an existing on-site sewage disposal system in a floodway area shall meet the applicable requirements of all municipal ordinances, § 477-28C and Ch. SPS 383, Wis. Adm. Code.
C.
No new well or modification to an existing well used to obtain potable water shall be allowed in the Floodway District. Any replacement, repair or maintenance of an existing well in the Floodway District shall meet the applicable requirements of all municipal ordinances, § 477-28C and Chs. NR 811 and NR 812, Wis. Adm. Code.
B.
Where compliance with the provisions of Subsection A 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 Zoning Appeals, using the procedures established in § 477-26, may grant a variance from those provisions of Subsection A 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:
(1)
No floor is allowed below the regional flood elevation for residential
or commercial structures;
(2)
Human lives are not endangered;
(3)
Public facilities, such as water or sewer, shall not be installed;
(4)
Flood depths shall not exceed two feet;
(5)
Flood velocities shall not exceed two feet per second; and
(6)
The structure shall not be used for storage of materials as described in § 477-16A(5).
