Waupaca council holds first reading to replace floodplain zoning ordinance; seeks insurance-discount program

The Waupaca Common Council on Tuesday held the first reading of an ordinance to repeal and replace Chapter 20 of the city's code, updating the city's floodplain zoning standards and maps at the request of the Wisconsin Department of Natural Resources, Juliana Stowes, the city's community and economic development director, told the council.

"This is to repeal and replace our existing floodplain zoning ordinance, which is chapter 20 in the city ordinances," Stowes said, adding the update is intended to reflect current state and federal development standards and ensure the city remains eligible for the National Flood Insurance Program.

Why it matters: Stowes said the update clarifies allowable uses in the floodway and the flood fringe, spells out permit requirements for development in mapped flood-prone areas, and establishes how the city will track substantial improvements and damage for nonconforming structures. Under the proposed chapter, most conforming structures would be required to be built to the base flood elevation plus one foot; the ordinance also repeats a commonly used 50% threshold for determining when existing nonconforming structures must be brought into compliance. Stowes told the council there are "approximately 11 structures" in the city that currently fall under the 50% rule.

Stowes also outlined an option the city has to pursue participation in FEMA's Community Rating System (CRS), a voluntary program that recognizes local floodplain risk-reduction measures and can reduce flood insurance premiums for property owners. "Wisconsin communities, based off of the Wisconsin DNR's higher minimum standards, are able to enter that program with a 5% discount," she said, and noted the discount can increase up to 15% depending on additional measures the community adopts.

Council members asked for clarification about historic-district exemptions and how the 50% threshold is tracked. One member asked whether contributing buildings in the Lake Street Historic District would be exempt from the 50% limit; Stowes said contributing structures to a designated historic district would be exempt. She explained that staff will track building permits, maintenance and damage history to calculate whether a property reaches the 50% substantial-improvement or damage threshold that would trigger compliance requirements.

The ordinance was presented as a first reading and will return to council for a second reading at the next meeting. At the same meeting the council approved a letter of interest to pursue CRS membership; the motion to submit the CRS letter passed by roll call, 10-0.

The council did not take final action on the ordinance during the meeting. The next step is a second reading of Ordinance 04-26-2026 at the council's next regular meeting.