The Wells County Area Plan Commission has jurisdiction over the entire county including the City of Bluffton and the Towns of Ossian, Uniondale, Vera Cruz, Zanesville and Poneto.

  223 W Washington Street, Room 211
  Bluffton, IN 46714

  TELEPHONE: (260) 824-6407

  FAX: (260) 824-6415




2014 Calendar

APC/BZA/Plat Committee Meeting Dates for 2014




Ordinance Revision (Proposals)

**Draft Ordinance**


*The Redraft committee is discussing potential changes within the existing development plan procedures and requirements.

Comprehensive Plan

Current Plan

2014-2024  (Appendix)

Historic Plans





Area Plan Commission Board Membership Establishing Ordinance (APCBMEO), Wells County Zoning Ordinance (WCZO), Wells County Subdivision Control Ordinance (WCSCO), and Wells County Ordinance for Flood Hazard Areas (WCOFFHA). Effective October 16, 2014.

Markle Flood Hazard Ordinance (MFHO). Effective October 16, 2014.

Wells County Area Plan Commission Fee Schedule


Rules of Procedure

Area Plan Commission

Board of Zoning Appeals

Plat Committee


Approved Budget

APC 2014


Flood Zone Corner

* Floodplain map information is available to the public at or upon request at our office. 

* The local floodplain management ordinance is Article 19 of the Wells County Zoning and Floodplain Mangement Ordinance as list above in the Ordinance Section. 


Current River, Lake and Precipitation Status

NOAA Flood Gauges

USGS Water Watch Flood Gauges

Army Corp of Engineers Lake Reports

Local Precipitation Reports

From the Community Collaborative Rain, Hail & Snow Network (CoCoRaHS)

National Weather Service - 24hr Precipitation Map

Helpfull Websites

Federal Emergency Management Agency's Website the official website of the National Flood Insurance Program

Indiana Department of Natural Resources Division of Water's Website

Indiana Floodplain Information Portal

Important Documents

New Floodplain Map Brochure

Poster - General Floodplain Development Guidelines

Official Publications

Above the Flood: Elvating Your Floodprone House, FEMA-347(2000)


Answers to Questions About the National Flood Insurance Program, F-084 (2011)

Elvated Residential Structures, FEMA-54 (1984)

Protecting Manufactured Homes from Floods and Other Hazards, FEMA P-85 (2009)

Protecting Building Utilities From Flood Damage, FEMA P-348 (1999)

Protecting Floodplain Resources, FEMA-268 (1996)

Reducing Damage from Localized Flooding, FEMA 511 (2005)

Local Flood Proofing Programs 360 (2005)

Increased Cost of Compliance Fact Sheet


1. Prelimenary Floodplain Maps CLICK HERE







(Frequently Asked Questions)

What are acceptable methods of payment for permits and petitions?

We accept cash, personal checks, certified checks, and money orders. If using a check, please make it payable to: Wells County APC.

What Do You Need A Permit For?

Homes, commercial structures, industrial structures, public structures, towers, wind turbines, signs, decks, porches, sheds, barns, silos, grain bins, detached garages, above or below ground pools, dog kennels, pavilions, gazebos, the addition to any of these, and any other similar structures.

What Do You Not Need A Permit For?

Reroof, Reside, Paint, Interior Remodel, sidewalk, driveway, fences*, parking lot*, temporary structure*, temporary sign*, or any similar repair, or remodeling.

* Additional approvals may be required please call the Area Plan Commission Office for More Details     

(The County Page is currently under construction)


(Click Image to go to the flood zone corner)

Wells County Area Plan Commission

(Forms) (Minutes)

The Area Plan Commission has public hearings on text amendments to the Subdivision Control and the Zoning Ordinance, map amendments (rezones), development plan reviews and major subdivision approvals. It acts as the legislative side of the Area Plan office.

Wells County Board of Zoning Appeals

(Forms) (Minutes)

The Board of Zoning Appeals has public hearings on variances, special exceptions, non-conforming uses and structures, and administrative appeals. It acts as the judicial side of the Area Plan office.

Wells County Plat Committee

(Forms) (Minutes)

The Wells County Plat Committee holds hearing on Ponds, Minor Subdivisions, Additions, and Combines.  It acts as a committee to the Plan Commission.

Wells County Area Plan Commission Office


The Plan Commission Office has five (5) main functions.

1. We organize, maintain, and prepare the records of the Wells County Area Plan Commission, Wells County Plat Committee, and Wells County Board of Zoning Appeals.  The records include petition forms, plats, meeting minutes, and other documents used by the boards.

2. We prepare and maintain the budget approved by the Wells County Area Plan Commission and Wells County Council for each year.

3. We accept and review petition filings for the Wells County Area Plan Commission, Wells County Plat Committee, and Wells County Board of Zoning Appeals.  We work to assist the boards and the petitioners with the workings of the requirements of the Wells County Zoning Ordinance and Wells County Subdivision Control Ordinance.

4. We issue improvement location permits for new construction as directed by the Wells County Zoning Ordinance and Wells County Subdivision Control Ordinance.

5. We enforce the regulations set forth by the Wells County Zoning Ordinance and Wells County Subdivision Control Ordinance.  Any petition or permit granted through the Wells County Area Plan Commission Office is subject to at least one site inspection before it will be approved.

The Wells County Area Plan Commission is also responsible for administering the floodplain ordinance adopted from the State of Indiana. The official maps are in the office and designate all lands with either 100 or 500-year flood or no special flood hazard area.

Planning and zoning is offered as a service to the community to help preserve property values and to locate compatible land uses in the same vicinity. Also, the distribution of zoning districts is typically based on densities. Where there are non-compatible land uses that abut each other, we try to screen or buffer the two conflicting uses.



Plat Committee

Meeting Minutes:


Meeting Minutes:

Area Plan Commission

Meeting Minutes:




Apex Wind Energy

*Amended Wells County Wind II Project

full plans

*Modified Wells County Wind Project

full plans

For best viewing save these files to your computer.


Area Plan Director
GIS Manager
Flood Plain Administrator

Michael W. Lautzenheiser Jr. has been the Wells County Area Plan Commission Director since May 5, 2006. He graduated from Ball State University with a Bachelor of Urban Planning and Design. In college, he worked with government bodies in Frankfort, IN, Muncie, IN, and Shelbyville, IN. His experiences in the field include two internships at the Wells County Area Plan Commission and several in school studio projects.

Michael has been a member of the American Institute of Certified Planners (AICP) since March 2010. Michael will be pursuing continuing education to maintain this certification in the fields of planning law, planning ethics, and urban and rural planning practice and theory.


Michael also has a concentration in Global Information Systems (GIS) from Ball State University. The Wells County GIS system will continue to expand with his experience.