Plan commission recommends council consider update to Waupaca floodplain zoning

The Waupaca Plan Commission on April 1 recommended that the Common Council hold a public hearing and consider Ordinance O0426, which would repeal and replace Chapter 20 of the municipal code governing floodplain zoning. Planning department staff said the update brings the city’s ordinance into alignment with Wisconsin Department of Natural Resources and Federal Emergency Management Agency guidance and helps property owners remain eligible for the National Flood Insurance Program.

Juliana, a city planning staff member, told commissioners the amendment updates reference maps and permit requirements and reflected some technical changes in what qualifies as conforming and nonconforming structures. She said the city’s review identified approximately 11 properties with nonconforming structures and several historic buildings within the B7 Riverfront zoning district near North Main and East Fulton streets. "We are recommending to adopt a standard of BFE plus 1," Juliana said, referring to building at least one foot above the base flood elevation; staff noted the city could consider a higher BFE-plus-2 standard later to earn additional points under the Community Rating System, which can lower flood insurance premiums for residents.

Staff also said a current Wolf River Watershed study may produce map updates in the coming years and that the ordinance change primarily corrects the code to reference maps that have already been in operational use. Juliana explained the draft preserves stricter restrictions in mapped floodways while clarifying permit and record-keeping requirements for the flood fringe, flood storage areas and unmapped green zones that require site-specific analysis.

A commissioner asked whether the new maps expand or reduce mapped floodplain area; staff replied the maps incorporated by this amendment have been in use for several years and the update corrects the ordinance text to reference them rather than reflecting a newly expanded mapping program.

A motion to recommend approval of Ordinance O0426 and to proceed with a public hearing and the council readings was made and seconded. Commission records show the motion was moved by Commissioner Olson and seconded by Commissioner Guskey; the commission voted in favor and the motion carried to forward the ordinance to the Common Council. Staff said the public hearing would be scheduled before the May 5 Common Council meeting, with the ordinance’s first reading on May 5 and second reading on May 19.

If adopted, the ordinance would revise the city’s floodplain zoning rules to match state and federal standards, clarify which structures are permitted in floodways and flood fringes, and position Waupaca to participate in the Community Rating System. The commission’s recommendation sends the item to the Common Council for the required public hearing and subsequent readings.