Chapter 17.25
FLOOD FRINGE DISTRICT (FF)
Sections:
17.25.030 Standards for development in flood fringe areas.
17.25.010 Applicability.
The provisions of this chapter shall apply to all areas within the flood fringe district, as shown on the official floodplain zoning maps, and to those portions of the general floodplain district that are determined to be in the flood fringe area pursuant to AMC 17.30.010. [Prior code § 10-2-30].
17.25.020 Permitted uses.
Any structures, land use, or development, including accessory structures and uses, are allowed within the flood fringe district and flood fringe portions of the general floodplain district; provided, that the standards contained in AMC 17.25.030 are met, that the use is not prohibited by this or any other ordinance or any other local, state or federal regulation and that all permits or certificates required by Chapter 17.50 AMC have been issued. [Prior code § 10-2-31].
17.25.030 Standards for development in flood fringe areas.
(a) Standards. All of the provisions of AMC 17.35.010 shall apply hereto.
(b) Residential Uses. Any structure or building used for human habitation, which is to be erected, constructed, reconstructed, altered, or moved into the flood fringe area shall meet or exceed the following standards:
(1) The elevation of the lowest floor, excluding the basement or crawlway, shall be at or above the flood protection elevation (which is a point two feet above the regional flood elevation) except where subsection (b)(2) of this section is applicable. The fill elevation 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 where existing streets or sewer lines are at elevations which make compliance impractical provided the board of appeals grants a variance due to dimensional restrictions.
(2) The basement or crawlway floor may be placed at the regional flood elevation providing it is floodproofed to the flood protection elevation. No permit or variance shall allow any floor, basement or crawlway below the regional flood elevation.
(3) Contiguous dryland access, defined in AMC 17.10.010, as a vehicle access route above regional flood elevation shall be provided from a structure or building to land which is outside of the floodplain, except as provided in subsection (b)(4) of this section.
(4) In existing developments where existing streets or sewer lines are at elevations which make compliance with subsection (b)(3) of this section impractical, the village may permit new development and substantial improvements where access roads are at or below the regional flood elevation, provided:
a. The village has written assurance from the appropriate local units of police, fire and emergency services that rescue and relief will be provided to the structure(s) by wheeled vehicles, considering the anticipated depth, duration and velocity of the regional flood event; or
b. The village has an adequate natural disaster plan concurred with the division of emergency government and approved by the department.
(c) Accessory Structures or Uses. An accessory structure or use (not connected to a principal structure, including nonresidential agricultural structures) shall meet all the applicable provisions of AMC 17.20.030(a), (b) and (d) and 17.20.040. A lesser degree of protection, compatible with these criteria and the criteria in subsection (d) of this section, may be permissible for an accessory structure or use providing that the site is not inundated to a depth greater than two feet or subjected to flood velocities greater than two feet per second upon the occurrence of the regional flood.
(d) Commercial Uses. Any commercial structure or building which is to be erected, constructed, reconstructed, altered or moved into the flood fringe area shall meet the requirements of subsection (b) of this section. Storage yards, parking lots and other accessory land uses may be at lower elevations, subject to the requirements of subsection (f) of this section. However, no such area in general use by the public shall be inundated to a depth greater than two feet or subjected to flood velocities greater than two feet per second upon the occurrence of the regional flood. Inundation of such yards or parking areas exceeding two feet may be allowed provided an adequate warning system exists to protect life and property.
(e) Manufacturing, Agricultural and Industrial Uses. Any manufacturing, agricultural or industrial structure or building which is to be erected, constructed, reconstructed, altered or moved into the flood fringe area shall be protected to the flood protection elevation utilizing fill, levees, floodwalls, adequate floodproofing measures in accordance with AMC 17.50.060, or any combination thereof. On streams or rivers having prolonged flood durations, greater protection may be required to minimize interference with normal plant operations. A lesser degree of protection, compatible with the criteria in subsections (d) and (f) of this section, may be permissible for storage yards, parking lots and accessory structures or uses.
(f) Storage or Processing of Materials. The storage or processing of materials that are buoyant, flammable, explosive, or which in times of flooding could be injurious to property, water quality or human, animal, fish, plant or aquatic life, shall be at or above the flood protection elevation for the particular area or floodproofed in compliance with AMC 17.50.060. Adequate measures shall be taken to assure that said materials will not enter the river or stream during flooding.
(g) Public Utilities, Streets and Bridges. All utilities, streets and bridges should be designed to be compatible with the local comprehensive floodplain development plans; and
(1) When failure or interruption of public utilities, streets and bridges would result in danger to the public health or safety or where such facilities are essential to the orderly functioning of the area, construction of and substantial improvements to such facilities may only be permitted if they are floodproofed, in compliance with AMC 17.50.060, to the flood protection elevation;
(2) Minor or auxiliary roads or nonessential utilities may be constructed at lower elevations providing they withstand flood forces to the regional flood elevation.
(h) Sewage Systems. All on-site sewage disposal systems shall be floodproofed to the flood protection elevation and shall meet the applicable provisions of all local ordinances and Wis. Adm. Code Chapter WDW 83.
(i) Wells. All wells, whether public or private, shall be floodproofed to the flood protection elevation, pursuant to AMC 17.50.060, and shall meet the applicable provisions of Wis. Adm. Code Chapters NR 111 and NR 112.
(j) Solid Waste Disposal Sites. All solid or hazardous waste disposal sites, whether public or private, are prohibited in flood fringe areas.
(k) Deposition of Materials. Any materials deposited for any purpose may only be allowed if all the provisions of this title are met. [Prior code § 10-2-32].