HomeMy WebLinkAboutRE: requested info on filling/grading �
CITY of ORON4
Post Office Box 66•Crystal Bay,Minnesota 55323•Municipal Officea
•
� - � r On the North Shore of Lake Minnetonka
December 18, 1990
Mr. Rent Ashton
15300 37th Avenue North, Apt. B-125
Plymouth, MN 55446
Dear Mr. Ashton:
As you requested, I am enclosing a copy of the appropriate
application for filling within the area of the drainage easement
on your property. Also enclosed is a copy your survey and
approved grading plan.
To make the application you will have to provide a revised
grading plan, showing proposed contours.
The application fee is $200.00. If your complete application
with all submittals, including the necessary property owners
list, is submitted by noon on December 28, 1990, your application
would be scheduled for a public hearing at the Planning
Commission meeting of January 22, 1991, with final Council action
no earlier than February 11, 1991.
I cannot guarantee that your application would be successful,
however, keep in mind that the City Engineer wou 1 d 1 ike ly not
recommend approval for any fill less than 26 feet from the
boundaries of the actual wetland.
Please feel free to contact me at 473-7357 if you have any
questions.
Sincerely, �
^ � ��
� 2�t--� �
� � �_
/
Michael P. Gaffron
Assistant Planning & Zoning Administrator
MPG/dh
Enclosures: Conditional Use Permit Application
Copy of Approved Grading Plan
Copy of Survey
BUILDING&ZONING-473-7357 • ADMINISTRATION&FINANCE-473-7358 • PUBLIC WORKS-473-7359
ASSESSING FAX-473-0510
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. it�ter�st in tbe above 1 and by virtue of thf s ind�nture o��`o ,, "�
wisa, erxcept as h�reinabove set forth. . , ' � ��+�
` ' � ��.;
Th� Crantor ts) herein eertify that tb� land 'har�in � , ''������
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ail the provis3oas hereof s?�a11 run with the larid and ; ' ,� ` �
ahall extend to and bind the befra, successors, representatives�� ��
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the foregoing instrwoent, ana acknor►le�9qed that' t2�ey executad . � : �.
said iastsu�nt as their o�na fr�e aet'as� <de . , ; ` �;
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� 10 .55
SEC. 1Q.55. FLOOD PLAIN AND WETLANDS MANAGEMENT.
Subd. 1. Statement of Purpose. It is the purpose of
this Section to promote the public health, safety, and general
welfare and to protect the public interest against uncoordinated
and unplanned land development which affects marshes, swamps,
wetlands, drainage ways, lakes and watercourses, which development,
if allowed to continue, will result in loss and damage to public
and private improvements through inundation by flood waters and
subsequent expensive construction of storm sewers and other public
projects, in the irreparable destruction of these valuable natural
resources, loss of water retention facilities, open space and
wildlife habitats, and impairment of public and private water
management program and the retention of open land uses which will
locate permanent structures and artificial obstructions so as not
to obstruct the passage of waters nor destroy the natural public
water areas, marshes and wetlands within the City. In addition to
these general purposes, the specific intent of this Section is to:
A. Reduce danger to health by protecting surface
and ground water supplies from the impairment which results from
incompatible land uses by providing safe and sanitary drainage.
B, Reduce the financial burdens imposed both on
this community and on communities within the 1iinnehaha Creek
- Watershed District and the individuals therein by frequent floods
and overflow of water on lands.
C. Permit and encourage planned development land
uses which will not impede the flow of floodwater or cause danger
to lif e or property.
D. Permit and encourage land uses compatible with
the preservation of the natural vegetation and marshes which are a
principal factor in the maintenance of constant rates of water flow
through the year and which sustain many species of wil.dlife and
plant growth.
E. Avoid fast runoff of surface waters from
developed areas to prevent pollutional materials such as animal
feces, motor oils, paper, sand, salt and other debris, garbage and
foreign materials from being carried directly into the nearest
natural stream, lake or other public waters.
F. Encourage a suitable system of ponding areas to
per mit the temporary withholding of rapid water runoff which
presently contributes to downstream flooding and general water
pollution giving preference to areas which contribute to
groundwater infiltration and recharge, thereby reducing the need
for public projects to contain, store and control such runoff.
G. Provide sufficient land area to carry abnormal
flows of storm water in period of heavy precipitation, and to
prevent needless expenditures of public funds for storm sewers and
_ flood protection devices which proper planning could have avo•ided.
ORONO CC 360 (4-1-84)
§ 10 .55
H. Prevent the development of structures in areas
unfit for human usage by reason of danger from flooding, unsanitary
conditions or other hazards.
I. Prevent the placement of artificial obstructions
which restrict the right of public passage and use of the bed, bank
and water of any creeks, marshes or watercourses within the City.
J. Protect against potential loss of life, loss of
property, health and safety hazards, disruption of commerce and
governmental services, extraordinary public expenditures for flood
protection and relief, and impairment of the tax base, all of which
adversely affect the public health, safety and general welfare.
Subd. 2. Statutory Authorization, Findinqs of Fact and
Method of Analysis. Pursuant to the National Flood Insurance Act
of 1968, the Legislature of the State of Minnesota has in riinnesota
Statutes 1969, Chapter 104, delegated the responsibility to local
governmental units to adopt regulations designed to minimize flood
losses. In addition, the regulations of the Lake �innetonka
Conservation District and the Minnehaha Creek Watershed District,
the open space policies of the Metropolitan Council and its
guidelines encouraging prote�tion of marshes, wetlands and the
flood plain areas all support flood plain and wetlands management
controls as provided herein. The flood plain and wetland areas of
the City are subject to periodic inundation which results in
potential loss of life, loss of property, destruction of natural
resources, health and safeinarazarubliclsexpe ditures lforl flood
services , and extraord y p
protection and relief. This Section is based upon a reasonable
method of analyzing flood hazards which is consistent with the
standards established by the Minnesota Department of Natural
Resources.
Subd. 3. Definitions. Words or phrases used in this
Section shall be interpreted as defined in this Chapter or as
specifically defined below. All other words or phrases shall be
interpreted so as to give them the same meaning as they have in
com mon usage and so as to give this Section its most reasonable
application.
1. "Flood" - A temporary rise in stream .flow or
stage that results in inundation of the areas adjacent to the
channel.
2, "Flood Frequency" - The average frequency, .
statistically determined, for which it is expected that a specific
flood state or discharge may be equaled or exceeded. _
3, "Flood Fringe" - That portion of the flood plain
o utside of the floodway. Flood fringe is synonymous with the term
"floodway fringe" used in the F loo d Insurance S t u d y.
ORONO CC 361 (4-1-84)
§ 10 .55
4, "Flood Plain" - The areas adjoining a
watercourse which have been or hereafter may be covered by the
regional flood.
5. "Flood Proofing" - A combination of structural
provisions, changes, or adjustments to properties and structures
subject to flooding primarily for the reduction or elimination of
flood damages.
6. "Floodway" - The channel of the watercourse and
those portions of the adjoining flood plains which are reasonably
required to carry and discharge the regional flood.
7. "Lake Minnetonka" - The naturally occurring lake
shown on all the official maps referenced herein, including all
bays , channels, inlets, lagoons, marshland and other water-
connected portions thereof, whether naturally occurring or
artifically created:
(a) Defined ordinary highwater elevation -
929 .4 feet MSL.
(b) Defined flood plain boundary - 100 year
flood - 931.5 feet MSL.
g , "Mean Sea Level" - Elevation measured in feet.
9 , "Obstruction" - Any dam , wall , wharf ,
embankment, levee, dike, pile, bridge, abutment, projection,
excavation, channel rectification, culvert, building, wire, fence,
stockpile, refuse, fill, structure, or matter in, along, across, or
projecting into any channel, watercourse, wetlands, or regulatory
flood hazard area which may impede, retard or change the direction
of the flow of water, either in itself or by catching or collecting
debris carried by such water, or that is placed where the flow of
water might carry the same downstream to the damage of life and
property:
(a) Natural Obstruction" - Any rock, tree,
gravel or analogous natural matter that is an obstruction and has
been located within the floodplain by a non-human cause.
(b) "Artificial Obstruction" - Any obstruction
which is not a natural obstruction.
10. "Ordinary High Water Mark" - A mark delineating
the highest water level which has been maintained for a sufficient
period of time to leave evidence upon the landscape. The ordinary
high water mark is commonly that point where the natural vegetation
changes from predominately aquatic to predominately terrestrial.
11. "Reach" - A hydraulic engineering term to
describe a longitudinal segment of a stream or river influenced by
a natural or manmade obstruction. In an urban area, the segment of
a stream or river between two consecutive bridge crossings would
most typically constitute a reach.
ORONO CC 362 (4-1-84)
§ 10 .55
12 , "Regional Flood " - A flood which is
representative of large floods known to have occurred generally in
Minnesota and reasonably characteristic of what can be expected to
occur on an average-frequency in the magnitude of the 100-year
recurrence interval. Regional flood is synonymous with the term
"base flood" used in the Flood Insurance Study.
13. "Structure" - Anything, or part thereof, which
is built, constructed or erected, an edifice or building of any
kind, or any piece of work artificially built up or composed of
parts joined together in some definite manner, which requires a
location on, below, or above the ground, land, or water.
14. "Wetlands or Marshland" - Lowlands covered with
shallow and sometimes temporary or intermittent waters and also
identifiable by wetlands vegetation and soil types.
15. "Wetlands Vegetation Types" - Including, but not
limited to, bulrushes, cattails, arrowhead, sedges, marsh grasses
as identified by the Hennepin Soil and �later Conservation District
and/or Circular 39 of the United States Department of the Interior,
Fish and Wildlife Service.
16. "Wetlands Soil Types" - Including, but not
limited to, Marsh (Ma) , Peat and Peaty Muck (Pa, Pm) Lake Beaches
(Lc, Ld) , Hamel (Ha) , and Glencoe (Gc) as identified and classified
by the Hennepin Soil and Water Conservation District and/or
Circular 39 of the United States Department of the Interior, Fish
and Wildlife Service.
Subd. 4. Definition and Establishment of Protected
Areas. The "Flood Plain and Wetlands Conservation Area" ,
hereinafter referred to as the protected area, is defined and
established to be the low areas and flood plain adjoining and
including any watercourse or drainage way or body of water subject
to periodic flooding or overflow. These areas are divided into the
following three protected area districts:
A. Floodway Distr ict (FW) - The Floodway Distr ict
shall include those areas designated as floodway in the Flood
Insurance Study, including without limitation the surface and
shoreline of Lake Minnetonka below elevation 929.4 MSL, the surface
and shoreline of other lakes, ponds and wetlands belaw the ordinary
highwater elevation, and the designated floodway of all streams and
flowage areas.
8. Flood Fringe District (FFD) - The Flood Fringe
District shall include those areas designated as floodway fringe in
the Flood Insurance Study, including without limitation the
shoreline of Lake Minnetonka between elevations 929.4 MSL and 931.5
MSL, the area between the floodway and the edge of the 100-year
� � •;- flood on all other lakes, ponds and streams, all designated sheet
ORONO CC 363 (4-1-84)
§ 10 .55
flow areas, all int�rmittent streams, and ponding areas and all
lands containing soil types classified as wetlands soils (defined
herein) , whether or not there is water standing on those soils at
any given time.
C. General Flood Plain District (GFP) - The General
Flood Plain District shall include those areas studied by
approximate methods and designated as unnumbered A Zones by the
Flood Insurance Rate Map. GFP areas may include both Flood Way and
Flood iringe areas. Development of lands containing designated GFP
areas shall be contingent upon submittal by the developer of
topographic data (at contour intervals of no greater than two feet)
and/or other engineering analysis sufficient for the City to
determine the actual extent of the Flood Way and/or the Flood
Fringe. Upon such determination, the restrictions of the FW and
FFD Districts shall apply.
Subd. 5. Official Flood Protection Maps. The boundaries
of the Flood Plain and Wetlands Conservation Areas shall be and are
hereby designated as shown on one or more of the following official
maps:
A. Those areas designated and shown as stream,
lake, marsh, e�ooded marsh, submerged marsh, inundation area,
intermittent lake or intermittent streams by the United States
� Department of the Interior, through the Geological Survey on maps
and supporting data designated as Mound Quadrangle, Minnesota [NW/4
Lake Minnetonka (1958) ] and Excelsior Quadrangle, �Iinnesota [NW/4
Lake Minnetonka (1958) ] .
B. Those areas designated and shown as wetlands
soil types on the Wetlands Inventory and Classification aerial plat
map overlays prepared by the Hennepin Soil and Water Conservation
District (June, 1975) .
C. Those areas designated and shown as General
Flood Plain, Floodway or Flood Fringe by the Federal Insurance
Administration on the Flood Boundary and Floodway Maps, Orono,
Minnesota, and Flood Insurance Rate Maps, Orono, Minnesota, dated
October 17, 1978. Specifically included herein is the explanatory
material and tabular information contained in the Federal Insurance
Administration Flood Insurance Study for Orono, Minnesota, dated
April, 1978.
D. The above maps and studies are hereby adopted by
reference as the official maps for the establishment of the Flood
Plain and Wetlands Conservation Areas and are hereby made a part of
this Section as if fully set out herein. At least one copy of each
official map shall be kept on file in the office of the
Clerk/Administrator and shall be available for public review during
; '; all normal office hours. .
ORONO CC 364 (4-1-84)
§ 10 .55
Subd. 6. Zoning Use Districts. The Zoning Use ,�istricts
as designated on the Official Zoning Map shall remain uncnanged
with the adoption of this Section. The provisions of this �ection,
including the designation of Flood Plain and Wetlands Conservation
Areas, shall be in addition to all other provisions of this
Chapter. Whenever conflicts occur between other provisions of this
Chapter and provisions of this Section, the most restrictive
provision shall prevail.
Subd. 7. Regulatory Flood Protection Elevation. The
Regulatory Flood Protection Elevation shall be an elevation no
lower than one foot above the elevation of the regional flood plus
any increases in flood elevation caused by encroachments on the
flood plain.
A. The regulatory flood protection elevatian within
the Floodway and Flood Fringe Districts shall be established by
adding 1.0 foot to the Base Flood Water Surface Llevations within
Floodway listed in the Floodway Data Table contained in the Flood
Insurance Study. Regulatory flood protection elevations between
cross-sections shall be interpolated.
B. The regulatory flood protection elevation for
Lake Minnetonka shall be 932.5 MSL.
- C. The regulatory flood protection elevation within
the General Flood Plain District shall be calculated by a qualified
registered professional engineer in accordance with procedures set
forth herein.
Subd. 8. Development Restricted; Prohibition. Except as
hereinaf ter specifically permitted, no filling, grading, dredging,
excavation , hardcover , temporary or permanent structures ,
obstructions, septic systems, well or other construction shall be
allowed within the Flood Plain and Wetlands Conservation Area; nor
on any lands within 26 feet thereof; nor on any land within 75 feet
of the ordinary high water elevation of any lake shoreline, nor on
land abutting, adjoining or affecting said area if such activity
upon those adjacent areas is incompatible with the policies
expressed in this Section and the preservation of those
conservation areas in their natural state.
Subd. 9. Floodway District (FW) . The following uses
have a low flood damage potential and do not obstruct flood flows.
These uses shall be permitted within the Floodway District to the
extent that they are not prohibited by any other City Code
provision and provided all permits or authorizations are received
as may be required by other City Code provisions or regulation of
other governmental agencies having jurisdiction, including without
limitation, the Minnesota Department of Natural Resources, the
Minnehaha Creek Watershed District, and the Lake Minnetonka
` Conservation District. In addition, no use shall adversely ' affect
` ._
ORONO CC 365 (4-1-84)
§ 10 .55
. the capacity of the channels or floodways or any tributary to the
main stream or of any drainage ditch, or any other drainage
facility or system, and no use shall adversely affect the quality
or quantity of ground water runoff or the quality of the natural
environment.
A. Permitted Uses. (When in conformance with this
Chapter) :
1. Agricultural uses such as pasture, grazing,
and wild crop harvesting.
2. Fish and wildlif e sanctuaries.
3. Recreational uses such as fishing accesses,
unpaved hiking, biking, horseback or nature trails, and picnic
areas.
4. Residential uses such as lawns and gardens
provided no filling, grading or hardcover is involved.
5. Seasonally installed residential boat docks
for single family dwellings.
6. Natural stone rip rap shoreline protection.
7 . Sand beach blankets meeting the
requirements of the Department of Natural Resources Regulation
6MCAR15021B.
� B. Conditional Uses. (When in conformance with
this Chapter) :
1. All other forms of shoreline protection
including wood, metal, mortared stone or concrete seawalls.
2. All dredging or excavation of material from
any lake bed, pond, or wetland or from land adjacent thereto.
3. All permanent boat docks or other similar
structures.
4. All multiple boat docks including
residential or commercial structures, whether seasonal or
permanent.
5. Water control structures such as dams,
culverts, and weirs.
6 . Bridges and abutments.
7. Utility lines.
8. Other similar uses not specifically listed
when approved by the Council and other regulatory agencies, but no
use shall be approved which will restrict or obstruct any flood
flow or which will raise the level of any flood flow.
Subd. 10. Flood Fr inge Distr ict (FFD) . The follow ing
uses have a low flood damage potential and do not obstruct flood
flows. These uses shall be permitted within the Flood Fringe
, - . District to the extent that they are not prohibited by any other
�:�:: :, City Code provision and provided all permits or authorizations are
V received as may be required by other City Code provision or
ORONO CC 366 (4-1-84)
§ 10 . 55
regulation of other governmental agencies having jurisdiction,
including without limitation, the Minnesota Department of Natural
Resources, the Minnehaha Creek Watershed District, and the Lake
Minnetonka Conservation District. In addition, no use shall
adversely affect the capacity of the channels or floodways or any
tributary to the main stream or of any drainage ditch, or any other
drainage facility or system, and no use shall adversely affect the
quality or quantity of ground water runoff or the quality of the
natural environment.
A. Permitted Uses. (When in conformance with this
Chapter) :
1. All uses permitted in the Floodway
District.
2. Agricultural uses such as general farming,
outdoor plant nurseries, horticulture, truck farming and forestry.
3. Recreational uses such as golf courses,
tennis courts, driving ranges, archery ranges, parks and nature
preserves.
B. Conditional Uses. (When in conformance with
this Chapter) :
1. All conditional uses as listed in the
Floodway District. �
2. Residential accessory structures such as
open decks and patios provided the structure meets the setbacks
required by Subdivision 8 .
3. Commercial storage of boats and marina
equipment in the "B-2" Zoning Use District, provided all storage
meets the requirements of the "B-2" Zoning Use District.
4. Other accessory uses not specifically
listed when approved by the Council, but no use shall be approved
which will restrict or obstruct any flood flow or which will raise
the level of any flood flow.
5. All structures constructed as conditional
uses shall be constructed in accordance with the State Building
Code.
Subd. 11. Standards for Floodway and Flood r^ringe
Conditional Uses.
A. All Uses. No structure (temporary or
permanent) , fill, deposit, obstruction, storage of materials, or
equipment, or other uses may be allowed as conditional uses which,
acting alone or in combination with existing or reasonably
�.;: . ; anticipated future uses, adversely affect the capacity of the
�__:.���� floodway or increases flood heights.
ORONO CC 367 (4-1-84)
§ 10.55
B. Fill:
1. No fill shall be deposited in the f loodway
and any fill depcsited in the flood fringe shall be no more than
the minimal amount necessary to conduct a conditional use Iisted
above. Generally fill shall be Iimited to that needed to grade or
landscape for that use and sha11 not in any way further obstruct
the f Iow of flood waters.
2. Spoil from dredging shall not be deposited
in the f loodway nor in the flood fringe.
3. All fill shall be protected from erosion by
vegetative cover in the form of grass, natural ground covers,
shrubs and trees as determined by the Council.
4. AlI filling and grading activities shall be
performed with only "clean fill" as defined in Section 10.02.
Source: Ordinance 47, 2nd Series
Adopted: 2-22-88
C. Structural. Work For Flood ControI.. Structural
works for f lood control such as dams, levees, dikes and f loodwalls
shall be allowed only upon issuance of a conditional use Fermit.
In addition, any �roposed work in the beds of publ.ic waters which
wil l change the course, current, or cross-section of the waters
shall be subject to the provisions of Minnesota Statutes 1976,
Chapter 105 , and other applicable statutes.
_, Subd. 12. Conditional Use Permit Review. Applications
� - for conditional use permits shall be reviewed by the Planning
Commission and the Council in the same manner as other zoning
conditional use Fermit applications. No conditianal use germit
shall be issued unless the agplicant , in supgort of his
app lication, shall submit certified engineering data, surveys, site
plans, fl.owage calculations, and other information as the City may
require in order to determine the effects of such development on
the affected land and water areas.
A. Notice to State. Upon filing of an application
for a conditional use permit, the Zoning Administrator shall submit
to the Commissioner of Natural Resources a copy of the application
for propased conditional uses sufficiently in advance so that the
Commissioner will receive at least ten days notice of the hearing.
A copy of all decisions granting conditional use permits shall be
forwarded to the Commissioner of Natural Resources within ten days
of such action.
B. Conditions of Approval. In granting a
conditional use �ermit the City may prescribe appropriate
conditions and safeguards, which are in conformity with the
purposes of this Section. Violations af such canditions and
safeguards , when made a part of the terms under which the
conditional use permit is granted, shall be deemed a violation of
this Section punishable as provided herein.
`� '-' 368 (4-1=84)
.- ORONO CC
, , § i0 .55
C. Engineering Review. The City Engineer or other
designated expert shall review applications for conditional use
permits and applications for uses within the General Flood Plain
District and, consistent with Minnesota Regulation NR86-87, shall
determine whether the proposed use is in the floodway or flood
fringe and shall determine the regulatory flood protection
elevation. The designated engineer or expert sha13.:
1. Estimate the peak discharge of the regional
f lood.
2. Calculate the water surface profile of the
regional flood based upon a hydraulic analysis of the stream
channel and overbank areas.
3. Compute the floodway necessary to convey
the regiona 1 f lood without increasing f Iood stages more than 0.5
feet. An equal degree of encroachment on both sides of the stream
within the reach will be assumed.
D. Factors Upon Which the Decision of the City
Shall be Based. In passing upon conditiona 1 use applications, the
City shall consider all reI.evant factors specified in other
provisions of this Section, and:
1. The danger to life and property due to
increased fl.00d heights or velocities caused by encroachments.
2. The danger that materials may be swept onto
other Iands or downstream to the injury of others.
3. The proposed water supply and sanitation
systems and the ability of these systems to prevent disease,
contamination, and unsanitary conditions.
4. The susceptibility of the proposed facility
and its contents to flood damage and the effect of such damage on
the individual owner.
5. The importance of the services provided by
the proposed facility to the community.
6. The requirements of the facility for a
waterfront location.
7. The availability of alternative locations
not subject to flooding for the proposed use.
8. The compatibility of the proposed use with
existing development and development anticipated in the foreseeabl.e
future.
9. The relationship of the proposed use to the
comprehensive plan and flood plain management program for the area.
10. The safety of access to the property in
times of flood for ordinary and emergency vehicles.
lI. The expected heights, velocity, duration,
rate of rise, and sediment transport of the f Iood waters expected
at the site.
12. Such other factors which are relevant to
the purposes of this Section.
_ ORONO CC 369 (4-1-84)
, .
� 10 .55
Subd. 13. City Determination. Based upon the technical
evaluation of the designated engineer or expert, and based upon the
factors listed above, the City shall determine whether the proposed
use is in the floodway or flood fringe and the regulatory flood
protection elevation at the site.
Subd. 14. Conditions Attached to Conditional Use
Permits. Upon consideration of the factors listed above and the
purposes of this Section, the City may attach such conditions to
the granting of a conditional use permit as it deems necessary to
fulfill the purposes of this Section. Such conditions may include,
but are not limited to, the following:
A. Modification of waste disposal and water supply
facilities.
B, Limitations on period of use, occupancy and
operation.
C. Imposition of operational controls, sureties,
and deed restrictions.
D, Requirements for construction of channel
modifications, dikes, levees, and other protective measures.
E. Flood proofing measures, in accordance with the
State Building Code. The applicant shall submit a plan or document
certified by a registered professional engineer or architect that
• the flood proofing measures are consistent with the regulatory
flood protection elevation and associated flood factors for the
particular area.
Subd. 15. Land Development and Platting. No part of any
lot within the Flood Plain and Wetlands Conservation Area shall be
platted for residential occupancy or for other uses which will
increase the danger to health, life, property or the public
welfare. All lots containing land within the flood plain districts
shall contain a building site above the regulatory flood protection
elevation. All subdivisions shall have water and sewage disposal
facilities that comply with the provisions of this Section and have
road access no lower than two feet below the regulatory flood
protection elevation. Whenever a portion of the Flood Plain and
Wetlands Conservation Area is located within or adjoins a land area
that is being subdivided, the subdivider shall dedicate to the City
an adequate perpetual easement over the land within the protected
area and along each side of such area for the purpose of improving
or protecting the area for drainage or other purposes expressed in
this Section and other recreational uses, as determined by the
Council. Public or private streets, driveways, drainage openings
and culverts shall not be constructed unless the design thereof has
been approved by the City, and such structures shall be designed so
as not to restrict the flow of water. Subdivision applicants shall
provide all certified engineering data, surveys, site plans,
flowage calculations and other information as the City may require
�� ^ in order to determine the effects of such development .�on the
� �" affected land and water areas.
ORONO CC 370 (4-1-84)
§ 10 .55
A. Minimum Lot Area Requirements. The minimum lot
area requirements of this Chapter shall be interpreted to mean that
all of the required land area for each buildin3 site shall be in
one contiguous parcel undivided by Floodway or Flood Fringe and no
land within the protected area shall be included in determination
of minimum lot area, except as specifically provided for herein:
l. For properties not served by municipal
sanitary sewer, the minimum lot area may be divided by Flood r^ringe
lands provided at least 2.0 acres of land not within the protected
area is included in one contiguous parcel and legal access is
available to that building site without encroachment on the
protected area.
2. For properties served by municipal sanitary
sewer, the minimum lot area may be divided by r^lood Fringe lands
provided at least one half acre of land not within the protected
area is included in one contiguous parcel and both municipal sewer
and legal access is available to that building site without
encroachment on the protected area.
3, For residential properties served by
municipal sanitary sewer, a limited density credit may be allowed
for inclusion of Flood Fringe lands as part of the required minimum
� lot area for purposes of complying with the land use density, open
space , building unit to land area ratios or other similar
requirements of the land development and zoning provisions. The
owner or developer of such property will be credited with an amount
of his land within the Flood Fringe equal to, but not exceeding,
the amount of his adjacent land which otherwise qualified for
development under this Chapter. Such credit shall be conditioned
upon dedication of perpetual open space and flowage easements to
the City over all protected areas so utilized for density credit.
3ubd. 16. Special Assessments. The land area in the
Flood Plain and Wetlands Conservation Area which is not to be
developed and is not used for credit as in Subparagraph A, Item 3
of Subdivision 15, and which is dedicated as an easement shall not
be subject to special assessments to defray the cost of other
municipal improvement projects, including but not limited to trunk
sanitary sewer and water mains and storm sewer improvements.
Subd. 17. Nuisance. Any filling, alteration,
construction or artificial obstruction of the Flood Plain and
Wetlands Conservation Area is declared to be and to constitute a
public nuisance unless a permit to construct and maintain the
obstruction has been obtained in the manner provided herein.
A. Removal of Artificial Obstruction. If an
artificial obstruction is found after investigation by the City, an
,_.";, order shall be issued to the owner , following ten days written
� - notice and hearing thereon, for removal within a reasonable �time as
ORONO CC 371 (4-1-84)
§ 10 .55
may be prescribed by the condition and type of artificial
obstruction. If the owner shall fail to remove the artificial
obstruction or if the owner cannot be found or determined, the City
shall have the power to make or cause such removal to be made, the
cost of which shall be borne by the owner or specially assessed
against the lands in the same manner as prescribed by law for the
levy of special assessments for municipal improvements
notwithstanding Subdivision 16 herein. The special assessment
shall be certified to the County Auditor for collection in th� same
manner as the ad valorem real property tax of the City.
B. Compliance. No structure or land shall
hereafter be used and no structure shall be located, extended,
converted, or structurally altered without full compliance with the
ter ms of this Section and other applicable regulations which apply
to uses within the jurisdiction of this Section.
Subd. 18. Administration. The Zoning Administrator
shall administer and enforce this Section. If he finds a violation
of the provisions of this Section he shall notify the person
responsible for such violation, indicating the nature of the
violation, and ordering the action necessary to correct it,
Subd. 19. Permits Required. A use permit issued by the
Zoning Administrator in conformity with the provisions of this
Section, shall be secured prior to the erection, addition, or
alteration of any building, structure, or portion thereof; prior to
the use or change of use of a building, structure, or land; prior
to the change or extension of a non-conforming use; and prior to
the placement of fill or excavation of materials within the flood
plain. Where required by this Section or any other zoning
provisions, such use permit may require prior review and approval
by the Planning Com mission and the Council.
A. Permit applications shall be made to the Zoning
Administrator on forms provided by him and shall include all
information required by this Section, other zoning provisions,
and/or any other information required by the Zoning Administrator,
City Engineer, Planning Commission or the Council..
B, State and Federal Permits. Prior to granting a
use permit or processing an application for a conditional use
per mit or variance, the Zoning Administrator shall determine that
the applicant has obtained all necessary State and Federal permits.
Subd. 20. Permit Approval. The granting of any permit
under other provisions of this Chapter shall not imply the approval
of any work or use of land or water within the r^loodway or Flood
Fringe Districts. Where specifically required by this Section,
, ' : such approval may be expressly given in conjunction with other
✓ ORONO CC 372 (4-1-84)
� ,
§ 10 . 55
permits aoplied for , but no approval shall be implied from t�e
grant of such permits nor from the necessity to apply for a permit
as described herein.
Subd. 21. Effect of Permit. The granting of a permit
under the provisions of this Section shall in no way affect thz
owner's responsibility to obtain the approval requir��d by any other
statute, City Code provision or regulation of any State agency or
subdivision thereof.
Subd. 22. Certificate of Zoning Compliance. It is
unlawful to use, occupy or permit the use or occupancy oF any
building or premises, or both, or part thereof hereafter created,
erected, changed, converted, or wholly or partly altered or
enlarged in its us2 or structure until a certificate of zoning
compliance shall have been issued therefor by the 7oning
Administrator stating that the use of the building or land conforms
to the requirements of this Section. Where a non-conforming use or
structure is extended or substantially altered, the certificate of
zoning compliance shall specifically state the manner in which thz
non-conforming structure or use differs from the provisions of this
Section.
Subd. 23. Construction and Use to be as Approved. Use
_ permits, conditional use permits, or certificates of zoning
` compliance issued on the basis of approved plans and applications
authorize only the use, arrangement, and construction set forth in
such approved plans and applications, and no other use, arrangement
or construction. Any use, arrangement or construction at variance
with that authorized shall be deemed violation of this Section, and
punishable as provided herein. The applicant shall be required to
submit certification by a registered professional engineer ,
registered architect, or registered land surveyor that the finished
fill and building elevations were accomplished in compliance with
the provisions of this Section. Flood-proofing measures, where
permitted, shall be certified by a registered professional engineer
or registered architect.
Subd. 24. Record of First Floor �levation. The Zoning
Administrator shall maintain a record of the elevation of the first
floor (including basement) of all new structures or additions to
existing structures in the flood plain districts. He shall also
maintain a record of the elevations to which structures or
additions to structures are flood proofed.
Subd. 25. Variances. In extraordinary cases, the
Council may authorize upon application such variance from the terms
of this Section as will not be contrary to the public interest,
where owing to special conditions a literal enforcement of the
provisions of this Section will result in unnecessary hardship so
� -� that the spirit of this Section shall be observed and substantial
� _ justice done. No variance shall have the effect of allowing�� in any
ORONO CC 373 (4-1-84)
§ 10 .55
district uses prohibited in that district, permit a lower degree of
flood protection than the regulatory flood protection elevation for
the particular area, or permit standards lower than those required
by State law.
A. No variance shall be granted which the Council
determines will or has a tendency to:
1. Increase the height or duration of flood
water in or along the Minnehaha Creek.
2. Result in the place�ent of an artificial
obstruction which will restrict the passage of flood watzr in such
a manner as to increase the height of flooding, except obstructions
approved by the i�iinnehaha Creek Watershed District in conjunction
with sound flood plain management.
3. Result in incompatible land uses or which
would be detrimental to the protection of surface and ground water
supplies.
4. Increase the financial burdens imposed on
the community through increased floods and overflow of water onto
land areas within the City or onto land areas adjacent to Minnehaha
Creek.
5. Be not in keeping with land use plans and
- planning objections for the City or which will increase or cause
danger to life or property.
6. Be inconsistent with the objectives of
encouraging land uses compatible with the preservation of the
natural land forms, vegetation and the marshes and wetlands.
7, Includes development of land and water
areas essential to continue the temporary withholding of rapid
runoff of surface water which presently contributes to downstream
flooding or water pollution or for land and water areas which
provide ground water infiltration which diminishes the land area
necessary to carry increased flows or storm water following period
of heavy precipitation.
B, Notice to State. Notice of all applications for
variances to this Section shall be sent to the Commissioner of
Natural Resources in the same manner as prescribed herein for
notices of conditional use permit applications.
C. Review Process, Relevant Factors and Conditions
of Approval. Applications for variance to this Section shall be
reviewed according to engineering conditions and relevant factors
in the same manner as provided herein for conditional use permit
applications and in granting a variance the City may prescribe
appropriate conditions and safeguards which are in conformity with
the purposes of this Section. Violations of such conditions and
safeguards, when made a part of the terms under which the variance
, ; :; is granted, shall be deemed a violation of this Section punishable
: � .� as provided herein.
ORONO CC 374 (4-1-84)
§ 10 .55
Subd. 26. Non-conforming Uses. A structure or the use
of a structure or premises which was lawful before the passage or
amendment of this Section but which is not in conformity with the
provisions of this Section may be continued subject to the
following conditions:
A. No such use shall be expanded, changed, enlarged
or altered in a way which increases its non-conformity.
B. No structural alteration or addition to any non-
conforming structure over the life of the structure shall exceed 50
percent of its value at the time of its becoming a non-conforming
use, unless the structure is permanently changed to a conforming
use or unless the alteration or addition would substantially reduce
potential flood damages for the entire structure.
C. Any alteration or addition to any non-conforming
use which would result in substantially increasing its flood damage
potential shall be nrotected in accordance with Subdivision 14 ,
Subparagraph E of this Section.
D. If such use is discontinued for twelve
consecutive months, any future use of the building premises shall
conform to this Section. The assessor shall notify the Zoning
Administrator in writing of instances of non-conforming uses which
have been discontinued for a period of twelve months.
E. If any non-conforming use is destroyed by any
means,` including floods, to an extent of 50 percent or more of its
assessed value, it shall not be reconstructed except in conformity
with the provisions of this Section. However, the City may issue a
conditional use permit for reconstruction if the use is located
outside the floodway and, upon the reconstruction, is adequately
flood proofed, elevated or otherwise protected in conformity with
this Section.
F. Uses or adjuncts thereof which are or become
nuisances shall not be entitled to continue as non-conforming uses.
G. Except as provided in Subparagraph E above, any
use which has been permitted as a conditional use shall not be
considered as a non-conforming use.
H. Non-conforming uses located in the Floodway
District shall be eliminated or brought into conformity with the
standards contained in this Section within a reasonable period of
time as determined by the City, after a hearing for each such non-
conforming use. The Council shall make its determination upon the
basis of the normal useful life of any improvement upon the
premises. In addition, the monetary value of any competitib�
advantage derived by the operation of such non-conforming use,
' reason of the limitation on establishment of competing businesses
ORONO CC 375 (4-1-84)
s •
§ �u . 5s
as a result of this Section, shall be considered as a reduction of
losses resulting from the requirement of termination of the use
under this Section.
Subd. 27. Amendments. The flood plain designation on
the official maps shall not be removed from flood plain areas
uniess it can be shown that the designation is in error and that
the area is at or above the elevation of the regional flood and is
contiguous to lands outside the flood plain. �Special exceptions to
this rule may be permitted by the Commissioner of Natural Resources
if he determines that, through other measures, lands are adequately
protected for the intended use. All amendments to this Section
including amendments to the official maps must be submitted to and
approved by the Commissioner of Natural Resources prior to
adoption. Changes in the official maps also require prior approval
by the Federal Insurance Administration.
' Subd. 28. Interpretation. In their interpretation and
application, the provisions of this Section shall be held to be
minimum requirements and shall be liberally construed in favor of
the City and shall not be deemed a limitation or repeal of any
other powers granted by State Statutes. The boundaries of the
Flood Plain �istricts shall be determined by scaling distances on
the off icial maps. T�There interpretation is needed as to the exact
location of the boundaries of the district as shown on the official
����' maps, as for example where there appears to be a conflict between a
mapped boundary and actual field conditions, the City Engineer
shall make the necessary interpretation based on elevations on the
regional (100-year) flood profile. The person contesting the
location of the district boundary shall be given a reasonable
opportunity to present his case to the City and to submit technical
evidence if he so desires.
Subd. 29. Abrogation and Greater Restrictions. It is
not intended by this Section to repeal, abrogate or impair any
existing ordinance, regulation, ease ment, covenants or deed
restrictions. However , where this Section imposes greater
restrictions, the provisions of this Section shall prevail.
Subd. 30. Warning and Disclaimer of Liability. This
Section does not imply that areas outside the flood plain districts
or land uses permitted within such districts will be free from
flooding or flood damages. This Section shall not create liability
on the part of the City or any officer or employee thereof for any
flood damages that result from reliance on this Section or any
administrative decision lawfully made thereunder.
Source : Ordinance No. 213
Effec tive Date: 1-11-79
: ; (Sections 10.56 through 10.59, inclusive, reserved for future
. �%' expansion. )
ORONO CC 376 (4-1-84)
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DESCRIPTION: � _ n' i�a9e�.`J . � �'F� ,�Yi�;� : ��i f��- :
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Lot 2, Block 11 � �5.25_... ��.._.� �. • ,, , ,�c��
1, Ho y Acres, according to the recorded plat thereof. y ��•
2' .�.,_` .
BENCHMARK:
�••� 1
Top of iron monument as shown. Elevation = 99I.00 (NGVD-1929) . ''• �
GENERAL NOTES: �;.�=
� �h ' '>,::
I. • - Denotes iron monument found.
2• o - Denotes nail set.
3• o - Wood stake. I hereby certify that this survey was prepared under my supervision and that I
4. x990.1 - Denotes existing spot elevation. am a Licensed Land Surveyor under the laws of the State of innesota. �
Date: October 1, 1990 �'
Theodore D. Kemna
Land Surveyor MN Lic. No. 17006 -�