Zoning, building permits and septic rules in Town of Two Creeks, Wisconsin

Town of Two Creeks’s own rules

• Local zoningAbsent (with conditions)

  Two Creeks town's own zoning ordinance for land inside the town; the town does not administer its own zoning. County zoning (Manitowoc County Code Chapter 8) applies inside the town instead.

  • The town's Ordinances & Resolutions page states the town is under Manitowoc County zoning and links to Manitowoc County Code Chapter 8.
  • The county code page describes its online copy as unofficial; an official copy must be requested from the county clerk.
  • The county's 2011 comprehensive zoning revision reportedly required towns to adopt it by 2012 or lose coverage; I did not find a source confirming when or whether Two Creeks adopted it, so the town's current status should be confirmed.

  “the town of two creeks is under manitowoc county zoning. manitowoc county code - chapter 8”

Rules another office applies inside Town of Two Creeks

Town of Two Creeks does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

• Building permitRequired

  Construction of a building that must have a private sewage system on land inside Two Creeks town (county zoning permit; county-administered because the town has no zoning of its own)

  • A county zoning permit cannot issue until the owner holds a valid reconnection or sanitary permit, so construction may proceed only after permits are obtained.
  • This is the county zoning permit under Chapter 13; separate county or state building-code permits (dwelling code, electrical, plumbing) were not verified.
  • Applies inside Two Creeks town only because the town is under county zoning.

  “no manitowoc county zoning permit may be issued to commence construction or installation of a building that must have a private sewage system unless the owner of the property possesses either a valid reconnection permit or a valid sanitary permit for the installation of a private sewage system from the department.”

• Who permits septicCounty (with conditions)

  Private sewage system permits and inspections on land inside Two Creeks town

  • The ordinance defines the sanitary permit as issued by the state agency or the county department; the county department administers it.
  • State standards (SPS 383, 385, 391) apply per the ordinance; these were referenced but not quoted.
  • Applies inside Two Creeks town because the town does not run its own sanitary program.

  ““department” means the manitowoc county planning and zoning department unless the context requires otherwise.”

• Septic permitRequired

  Installation, replacement or modification of a private onsite wastewater treatment system (POWTS) on land inside Two Creeks town

  • Sanitary permit is issued by the county department under Chapter 13; state standards (Wis. Admin. Code SPS 383 and related chapters) are also cited in the ordinance and were not separately verified.
  • Minor repairs such as manhole risers, baffles, pumps and controls do not need a sanitary permit.
  • Chapter 13 text is updated through Ord. No. 2023/2024-4, adopted 04/18/2023; later amendments not checked.

  “a sanitary permit shall be obtained by the property owner, his or her agent, or his or her contractor before any powts or any part thereof may be installed, replaced, repaired, reconnected, or modified.”

• Septic inspectionRequired

  Private sewage system serving a newly constructed building on land inside Two Creeks town

  • The system must be installed, inspected and approved before the building may be occupied.
  • Chapter 13 Part V (section 13.28 inspections; general) was not read, so inspection stages are not described.

  “any private sewage system that serves a newly constructed building shall be installed, inspected, and approved before the building may be occupied.”

• Off-grid sanitationLimited

  Non-plumbing (off-grid) sanitation on land inside Two Creeks town

  • A non-plumbing sanitation system is allowed only where the building has no indoor plumbing.
  • The county guide states the towns of Gibson, Kossuth, Mishicot, Maple Grove, Schleswig, Two Creeks and Two Rivers do not allow holding tanks for new construction.
  • Portable restrooms are allowed for temporary use only (30 days or less for gatherings; construction duration plus two weeks at a construction site).

  “a non-plumbing sanitation system may be permitted only when the building served by the non-plumbing sanitation system does not have an indoor plumbing system.”

• Driveway accessRequired

  Driveway access for parcels inside Two Creeks town under county zoning

  • The county guide points to additional driveway requirements in Chapter 8 section 8.35(3); the section text was not opened.
  • Driveways onto state trunk highways are also governed by state rules (not verified here).

  “ordinance, section 8.35(3) for additional driveway requirements”

• Building in a floodplainRequired

  Private sewage systems installed within a floodplain on land inside Two Creeks town

  • Floodplain systems must also satisfy Chapter 31 (floodplain zoning) of the county code.
  • Floodplain zoning permits and elevation rules in Chapter 31 were not opened.

  “installed within a floodplain shall comply with all applicable requirements of wis. admin. code ch. nr 116 and chapter 31 (floodplain zoning) of the manitowoc county code of ordinances.”

• Permit processPartial

  New home septic permitting steps for land inside Two Creeks town

  • Steps summarized from the county guide: soils evaluation, then licensed plumber design and application, then permit issuance; the ordinance application requirements (section 13.18) were not read.
  • Chapter 13 sets fees in section 13.27; the fee schedule was not located.
  • Changing plumbers after permit issuance requires a new design, application and fees.

  “the soils evaluation is then taken to a licensed plumber who will design a septic system for the property and submit an application for review.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Two Creeks or Manitowoc County directly.

• Owner-builder exemption — Owner-builder exemption for homes inside Two Creeks town
• Building code adopted — Building code adoption for dwellings inside Two Creeks town
• Inspections — Building inspections for dwellings inside Two Creeks town
• Certificate of occupancy — Occupancy certificate for new homes inside Two Creeks town
• Minimum dwelling size — Minimum dwelling size inside Two Creeks town under county zoning

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.