AREA PLAN COMMISSION
223 W Washington Street, Room 211
Bluffton, IN 46714
TELEPHONE: (260) 824-6407
APC/BZA/Plat Committee Meeting Dates for 2014
Public Hearing for Ordinance Proposal regarding Board Membership as previously discussed and flooplain regulations on September 4, 2014 in the Annex Building @ 7:30 pm.
Ordinance Revision (Proposals)
Area Plan Commission Board Membership Establishing Ordinance Wells County Zoning Ordinance Wells County Subdivision Control Ordinance Wells County Ordinance for Flood Hazard Areas
Legislative Bodies Meetings
for approval of the ordinance revision
09/16/14 - 6:30pm @ Vera Cruz
09/18/14 - 6:30pm @ Zanesville
09/22/14 - 7:00pm @ Ossian
09/30/14 - 7:30pm @ Bluffton
10/06/14 - 9:00am @ Co. Commissioners
10/13/14 - 7:00pm @ Poneto
10/14/14 - 7:00pm @ Uniondale
*The Redraft committee is discussing potential changes within the existing development plan procedures and requirements.
Wells County Zoning and Floodplain Management Ordinance (WCZFMO) and Wells County Subdivision Control Ordinance (WCSCO)
effective May 13 & 15, 2013
Wells County Area Plan Commission Fee Schedule
Rules of Procedure
Area Plan Commission
Board of Zoning Appeals
Flood Zone Corner
* Floodplain map information is available to the public at www.welllscountygis.org 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.
HISTORIC FLOODING EVENTS AND PROBABILITIES REPORT
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
Federal Emergency Management Agency's Website
Floodsmart.gov the official website of the National Flood Insurance Program
Indiana Department of Natural Resources Division of Water's Website
Indiana Floodplain Information Portal
New Floodplain Map Brochure
Poster - General Floodplain Development Guidelines
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
2. APEX WIND MAPS
(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
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
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
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
Area Plan Commission
ALL MEETING MINUTES ARE AVAILABLE FOR PUBLIC COSUMPTION THROUGH THE FOLLOWING MEDIA. (Mail, Fax, Print, and EMAIL) PLEASE CONTACT OUR OFFICE FOR MORE INFORMATION
Apex Wind Energy
*Amended Wells County Wind II Project
*Modified Wells County Wind Project
(Wells County Wind II)
1. Project Layout Plan
2. Setbacks Phase
3. Shadow Flicker (Real World)
4. Shadow Flicker (Worst Case)
6. Utility Layout Plan
7. Transportation Layout Plan
These maps range in size from 599 KB to 3,741 KB so some of them may open slowly. For best viewing save these files to your computer.
APEX'S MAPS FOR THEIR MODIFIED FILING
1. Project Layout Plan Phase 1
2. Project Layout Plan Phase 2
3. Setbacks Phase 1
4. Setbacks Phase 2
5. Shadow Flicker (Real World) Phase 1
6. Shadow Flicker (Real World) Phase 2
7. Shadow Flicker (Worst Case) Phase 1
8. Shadow Flicker (Worst Case) Phase 2
9. Sound Phase 1
10. Sound Phase 2
11. Utility Layout Plan Phase 1
12. Utility Layout Plan Phase 2
13. Transportation Layout Plan Phase 1
14. Transportation Layout Plan Phase 2
These maps range in size from 180 KB to 3,601 KB so some of them may open slowly. For best viewing save these files to your computer.
APEX'S ORIGINAL MAPS
4. Setbacks Phase 2
12. Utility Layout Plan Phase 2
These maps range in size from 131 KB to 3,282 KB so some of them may open slowly. For best viewing save these files to your computer.
Michael Lautzenheiser Jr., AICP
Area Plan Director
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.