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Sheboygan, WI Environmental Rules: Flood Zones (2026)

Significant Restrictions

Compiled from the official code textEditor Martyn O'NeillLast verified November 2026

FEMA flood zone rules in Sheboygan, WI, also called floodplain regulations or special flood hazard area (SFHA) rules, determine flood insurance requirements and elevation standards for new construction.

Key Facts

Where it applies: Mapped floodplain land only, not the whole city
Districts: Floodway (FW), Floodfringe (FF), General Floodplain (GFP)
Permit: Land use permit from the zoning administrator before development
Removal from floodplain: Fill at least two feet above regional or base flood elevation
Forfeiture: $50.00 to $250.00 plus costs, each day separate
Official maps: FIRM panels dated April 2, 2009, kept by City Development

FEMA Flood Zone Lookup

FEMA assigns every parcel in the U.S. a flood-hazard designation on its Flood Insurance Rate Maps (FIRMs). Zones starting with A or V are high-risk Special Flood Hazard Areas where federally backed mortgages require NFIP flood insurance. Zone X indicates moderate-to-minimal risk, where insurance is optional but often recommended. Your specific zone determines insurance cost, build elevation, and permit requirements in Sheboygan, WI.

Zone	What it means	NFIP required?
A	High-risk flood area; 1% annual chance flood, no detailed analysis.	Yes
AE	High-risk; same as A but with established Base Flood Elevations.	Yes
AH	High-risk shallow flooding (1-3 ft), usually ponding.	Yes
AO	High-risk shallow flooding (1-3 ft) with sheet flow on sloping terrain.	Yes
V	High-risk coastal zone subject to wave action (no BFE).	Yes
VE	High-risk coastal zone with wave action and established BFEs.	Yes
X (shaded)	Moderate risk; between the 1% and 0.2% annual chance flood.	Recommended
X	Minimal risk; outside the 0.2% annual chance floodplain.	No

Look up Sheboygan, WI on the FEMA flood map

FEMA maps update periodically; verify zone before buying flood insurance or building.

Summary

In Sheboygan, Appendix A of the Municipal Code is a floodplain overlay that applies only to land inside the mapped floodplain, not to the whole city. It regulates every area covered by the regional or base flood and sorts that land into a Floodway, a Floodfringe and a General Floodplain District. A land use permit from the zoning administrator comes before any new development.

(1) Areas to be regulated. This ordinance regulates all areas that would be covered by the regional flood or base flood. ... (3) Establishment of districts. The regional floodplain areas are divided into three districts as follows: (a) The Floodway District (FW) is the channel of a river or stream and those portions of the floodplain adjoining the channel required to carry the regional floodwaters. (b) The Floodfringe District (FF) is that portion of the floodplain between the regional flood limits and the floodway. (c) The General Floodplain District (GFP) is those areas that have been or may be covered by floodwater during the regional flood. ... (5) Removal of lands from floodplain. Compliance with the provisions of this ordinance shall not be grounds for removing land from the floodplain unless it is filled at least two feet above the regional or base flood elevation, the fill is contiguous to land outside the floodplain, and the map is amended pursuant to Section 8.0 .

View official code

Full Breakdown

Appendix A, the Floodplain Zoning Ordinance for the City of Sheboygan, was enacted by Ord. No. 78-08-09 on March 2, 2009, under W.S.A. §§ 61.35 and 62.23 and the requirements of W.S.A. § 87.30. It matters only if your parcel sits inside the mapped floodplain. Under § 1.5(1) it regulates all areas that would be covered by the regional flood or base flood, and the code notes that areas covered by the base flood show as A-Zones on the Flood Insurance Rate Map.

Section 1.5(3) divides the regional floodplain into three districts. The Floodway District (FW) is the river or stream channel plus the adjoining land needed to carry the regional floodwaters. The Floodfringe District (FF) is the part of the floodplain between the regional flood limits and the floodway. The General Floodplain District (GFP) covers the areas that have been or may be covered by floodwater during the regional flood.

The official maps are the Flood Insurance Rate Map panels 55117C0217F through 55117C0354F, dated April 2, 2009, together with the profiles in the Flood Insurance Study for Sheboygan County and Incorporated Areas. They are kept in the office of the Department of City Development. Where more than one map or revision is referenced, the most restrictive information applies. Any change to a base flood elevation must be approved by the DNR and FEMA before it takes effect, and the zoning administrator can rely on a boundary derived from a profile elevation to grant or deny a permit.

Filling a lot does not remove it from the floodplain automatically. Under § 1.5(5), land leaves the floodplain only if it is filled at least two feet above the regional or base flood elevation, the fill is contiguous to land outside the floodplain, and the map is amended under Section 8.0. The code adds that this does not end the mandatory purchase of flood insurance, so the owner must ask FEMA for a Letter of Map Change.

Permits run through § 7.1(2): a land use permit must be obtained from the zoning administrator before any new development or any structural repair or change in the use of a building or structure, including sewer and water facilities. The application needs a scaled site plan showing the lot, the floodplain and floodway limits, the lowest floor elevation and data sufficient to determine the regional flood elevation. Subdivisions and other developments over five acres or an estimated $125,000.00 in cost must also supply survey data and flood height analyses.

Violations & Fines

A violation of Appendix A is unlawful. The zoning administrator investigates and reports it to the municipal attorney, who prosecutes. On conviction the violator forfeits not less than $50.00 and not more than $250.00, together with the taxable cost of the action, and each day of continued violation is a separate offense. Every violation is also a public nuisance that the municipality, the state or any citizen can ask a court to enjoin or abate under Wis. Stats. § 87.30.

Frequently Asked Questions

Does the Sheboygan floodplain ordinance cover my whole property?

Only if the property lies in the mapped floodplain. Appendix A regulates areas covered by the regional flood or base flood, shown on the official maps kept in the Department of City Development. The zoning administrator documents field conditions and settles boundary questions using flood profiles where they exist.

Can I fill my lot to take it out of the floodplain in Sheboygan?

Filling alone does not do it. Section 1.5(5) requires fill at least two feet above the regional or base flood elevation, contiguous to land outside the floodplain, plus an amendment to the map under Section 8.0. Flood insurance requirements continue until FEMA issues a Letter of Map Change.

What happens if I build in the Sheboygan floodplain without a permit?

The violation goes to the municipal attorney for prosecution. A conviction carries a forfeiture of $50.00 to $250.00 plus taxable costs, and every day the violation continues counts as a separate offense. The violation is also a public nuisance subject to an injunction or abatement.

Who issues floodplain permits in Sheboygan?

The zoning administrator issues land use permits, inspects properties, issues certificates of compliance and keeps the records. The administrator also inspects damaged floodplain structures to assess substantial damage and must send copies of variance, appeal and amendment decisions to the DNR regional office within ten days.

Sources & Official References

[1]Sheboygan Municipal Code, Appendix A Floodplain Zoning (Municode)

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