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City of Farmington
430 Third Street
Farmington, MN 55024
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AGENDA
PLANNING COMMISSION
October 12, 2010
7:00 P.M.
CITY COUNCIL CHAMBERS
1. CALL TO ORDER
2. APPROVAL OF MINUTES
a) September 14,2010
3. PUBLIC HEARINGS
a) A Conditional Use Permit to allow accessory / temporary structures on commercial property within the B-2
(Downtown Business) Zoning District
Applicant: Farmington City Center, LLC
28120 Boulder Bridge Drive
Excelsior, MN 55331
b) A Conditional Use Permit allowing a Manufacturing Facility in the B-3 (Heavy Business) Zoning District
Applicant: I.R.B. Incorporated
1323 Southview Boulevard, Suite 202
South St. Paul, MN 55075
c) An ordinance amending Sections 10-5-25, 10-6-17, 10-6-18, and 11-4-7 relating to Floodplain Overlay
District, Wetland Standards, Shoreland Management Regulations, and Storm Drainage.
Applicant: City of Farmington
430 Third Street
Farmington, MN 55024
4. DISCUSSION
a) Site Plan Review - Pizza Man - 409 Third Street
b) Minnesota GreenStep Program (verbal)
5. ADJOURN
City of Farmington
430 Third Street
Farmington, Minnesota
651.280.6800 . Fax 651.280.6899
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
Lee Smick, City Planner
AICP, CNU
SUBJECT:
Conditional Use Permit to locate temporary accessory structures on the City Center Lot
DATE:
October 12, 2010
INTRODUCTION
Tom Wartman has requested approval of a Conditional Use Permit [CUP] (Exhibit A) to locate temporary
accessory buildings on the City Center lot in the B-2 (Downtown Business) Zoning District (Exhibit B).
Plannine Division Review
Applicant:
Tom Wartman
Farmington City Center, LLC
115 Elm Street
Farmington, MN 55024
Property Owner:
Tom Wartman
Farmington City Center, LLC
28120 Boulder Bridge Drive
Excelsior, MN 55331
Location of Property:
115 Elm Street (Former Mr. Movies, Pellicci Ace Hardware)
Farmington, MN 55024
Legal Description:
Lot 1 Block 1 and Lot 3, Block 1 Farmington City Center
Second Addition
Surrounding Land Uses:
Commercial uses are adj acent to the northeast, east, and south.
Residential is located to the west.
Existing Zoning:
B-2 (Downtown Business)
Comprehensive Plan:
Commercial
Current & Proposed Land Use:
The City Center property consists of a grocery and hardware store, and a
commercial strip center.
DISCUSSION
The property owner wants to locate temporary accessory structures to the west of the former Mr. Movies
location and comply with the code with the existing accessory structures located to the north of Pellicci Ace
Hardware. According to the City Code, Accessory Structures in Business districts are conditionally allowed in
the B-2 (Downtown Business) Zoning District. Section 10-6-6 states that an accessory structure shall not be
taller than 12 feet in height or larger than 240 square feet. A curb cut will be located on the north drive with a
driveway leading to the northwest comer of the former Mr. Movies building. A panel truck (UPS truck) will
deliver stock approximately twice a day to that location. Smaller trucks will also deliver and pick up goods
from the property. A 100% screen must be installed in the rear yard ofa former Mr. Movies building because
residential uses exist across the street per Section 10-6-9 of the City Code. The owner is proposing a landscape
screen.
Pellicci Ace Hardware is located on Lot 1 Block 1 of the Farmington City Center 2nd Addition Plat while the
former Mr. Movies building is located on Lot 3 Block 1 ofthe same plat. Staff is suggesting that only 2
accessory structures be allowed on each designated lot and the structures should be removed within a 1 year
time period from the date of approval of the accessory structure CUP. Any extensions to this time period would
need to go to before the Planning Commission.
The Code provides the following criteria that must be met in order for the Planning Commission to approve a
conditional use permit. Those criteria are as follows:
1. The proposed use conforms to the district permitted and conditional use provisions and all general
regulations of this title.
An accessory use is a conditional use in the Business District.
2. The proposed use shall not involve any element or cause any conditions that may be dangerous,
injurious or noxious to any other property or persons and shall comply with the applicable performance
standards.
The proposed use will not involve any element or cause any conditions that may be dangerous, injurious
or noxious to any other person or property and it does comply with all applicable performance
standards.
3. The proposed use shall be constructed, designed, sited, oriented and landscaped to produce a
harmonious relationship of buildings and grounds to adjacent buildings and properties.
The proposed accessory structures meet all requirements of the code and a screening plan is required
4. The proposed use shall produce a total visual impression and environment which is consistent with the
environment of the neighborhood.
The accessory structures will not produce a negative visual impression and is consistent with the
business uses. A 100% screen is required to be installed at the rear of the former Mr. Movies building
to screen loading and unloading activity from residential uses to the west.
5. The proposed use shall organize vehicular access and parking to minimize traffic congestion in the
neighborhood.
The B-2 Zoning District does not have requirements for off-street parking. The existing parking lot of
the City Center development will be utilized Access will continue to be provided along Ft Street.
6. The proposed use shall preserve the objectives of this title and shall be consistent with the
comprehensive plan.
The proposed use is consistent with the City Comprehensive Plan.
Staff believes that the proposed accessory structures meet all of the aforementioned criteria.
ACTION REQUESTED
Approve the Conditional Use Permit contingent upon the following:
1. The accessory structures be limited to 2 per lot (Lot 1 Block 1 and Lot 3 Block 1 of the Farmington City
Center 2nd Addition Plat) and shall be allowed to remain on the lots for 1 year upon approval of the
accessory structure CUP.
2. A sign permit application shall be required for any signage to be placed on site.
3. The applicant shall obtain all necessary building permits (if any) that may be necessary for the accessory
structures or renovation of the existing building.
4. A landscape plan for screening be submitted and reviewed for code compliance by the Planning staff.
Lee Smick, City Planner
AICP, CNU
Cc: Tom Wartman
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CONDITIONAL USE PERMIT APPLICATION
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SUBMITTAL REOUlREMENTS
D Proof of Ownership
D Applicati
DB ary/L
D 6 Copies of Site Plan
D AbstractlResidential List (required 350' from subject property)
D Torrens (Owner's Duplicate Certificate of Title Required)
Signature of Applicant
Date
Request Submitted to Planning staff on
Public Hearing Set for:
For office use only
Advertised in Local Newspaper:
Planning Commission Action: _Approved
City Council Action (if necessary): _Approved
Denied
Denied
Fee Paid
$200 - City of Farmington
$46 - Dakota County Recorder
Comments:
Conditions Set:
Planning division:
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City of Farmington
430 Third Street
Farmington, Minnesota
651.280.6800. Fax 651.280.6899
www.ci.farmington.mn.us
TO:
Planning Commission
FROM:
Tony Wippler, Assistant City Planner
SUBJECT:
Conditional Use Permit allowing a Manufacturing Facility in the B-3 (Heavy Business) Zoning
District - 22068 Canton Court
DATE:
October 12,2010
INTRODUCTION
Thomas Pulkrabek, I.R.B., Incorporated, has made application for a conditional use permit to allow a Manufacturing
Facility within the B-3 (Heavy Business) zoning district.
PLANNING DIVISION REVIEW
Applicant:
Thomas Pulkrabek
I.R.B. Incorporated
1323 Southview Boulevard, Suite 202
South St. Paul, MN 55075
Property Owner:
Tracy Bauer
22068 Canton Court
Farmington, MN 55024
Property Location:
22068 Canton Court
Existing Zoning:
B-3 (Heavy Business)
2030 Comprehensive Plan:
Commercial
Existing / Previous Land Use:
Vacant space and Bauer Counter Tops / Lorenz Towing
Existing Lot Size:
101,750 square feet (2.34 acres)
Surrounding Land Uses:
Commercial Properties to the north and south. Commercially zoned
vacant properties to the west, and Fountain Valley Golf Course to the
east.
Proposed Land Use:
DistributionlWarehouse and Manufacturing Facility
DISCUSSION
The applicant, Thomas Pulkrabek, has submitted a conditional use permit application in order to allow a manufacturing
facility to take place on the site. Mr. Pulkrabek is proposing to relocate his business, LR.B. Incorporated to this site as his
current location is no longer adequate and this will allow him to consolidate his business operations
(warehousing/distribution, manufacturing plant, and corporate headquarters) into one facility.
Business Background
LR.B. Incorporated is a privately owned distribution company that was established in 2000. In June 2008 LR.B. acquired
General Foundry Products (GFP). GFP's products are one of the consumable goods lines that LR.B distributes to
manufacturing companies in the five state area. The warehousing operation will hold (inside the building) approximately
350 pallets for distribution. Mr. Pulkrabek has indicated that on any given day there will be 6-10 trucks either delivering
or shipping product to the site. The materials that will be stored are high temperature insulated blanket and board, sand
and chemicals. The manufacturing plant will manufacture consumable ceramic fiber riser sleeves. Additionally, outside
storage will be utilized for some of their products that do not need protection from the weather (i.e., sand).
Ifthe conditional use permit is approved, the applicant will need to contact the City's Building Official to determine what
building upgrades, if any, are necessary for the proposed use.
A conditional use permit shall be approved if it is found to meet the following criteria:
1. The proposed use conforms to the district permitted and conditional use provisions and all general regulations of
this title.
The subject property is zoned B-3. The use of the property as a manufacturingfacility is a conditional use in that
zoning district.
2. The proposed use shall not involve any element or cause any conditions that may be dangerous, injurious or
noxious to any other property or persons and shall comply with the performance standards listed below:
The stored materials are high temperature insulated blanket and board, sand and chemicals. The applicant has
been in discussions with the City's Fire Marshall regarding the proposed use. The Fire Marshall is comfortable
with the proposed use.
3. The proposed use shall be constructed, designed, sited, oriented and landscaped to produce a harmonious
relationship of buildings and grounds to adjacent buildings and properties.
The proposed use will utilize the existing building on site.
4. The proposed use shall produce a total visual impression and environment which IS consistent with the
environment of the neighborhood.
Staff believes the proposed use is consistent with the business uses that almost entirely surround the property.
Additionally, outside storage was approved for the property with a conditional use permit application for Lorenz
Towing in 2008.
5. The proposed use shall organize vehicular access and parking to minimize traffic congestion in the neighborhood.
Per Section 10-6-4 of the zoning code manufacturing facilities require 1 off-street parking stall per 600 square
feet of building area. The finished square footage of building is 7,140 squarefeet, thereby requiring 12 offstreet
stalls. There is adequate room on site to accommodate the 12 parking stalls.
6. The proposed use shall preserve the objectives of this title and shall be consistent with the comprehensive plan.
The subject property is comprehensively guided as commercial. The proposed use is consistent with the 2030
Comprehensive Plan.
ACTION REQUESTED
Approve the conditional use permit allowing a manufacturing facility to take place on the property addressed as 22068
Canton Court, subject to the following conditions:
I. The applicant obtains all necessary building permits from the City's Building Official.
2. A sign permit is applied for and approved for any external signage that may be placed on the premises.
3. Other conditions as may be recommended by the Planning Commission.
Respectfully submitted,
1 w;Q,
Ton~Pler, Assistant City Planner
Cc: Thomas Pulkrabek
Print Preview
Dakota County, MN
Page 1 of 1
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Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not
guaranteed. This is not a legal document and should not be substituted for a title search,
appraisal, survey, or for zoning verification.
Map Scale
1 inch = 100 feet
http://gis.co.dakota.mn.us/website/dakotanetgis/printPreview.aspx?PrintOptData=DakotaCounty,MNI410... 10/612010
City. of Farmington
430 Third Street
Farmington, Minnesota
651.280.6800.. Fax 651.280.6899
www.cLfarmington.mn.us
TO:
Planning Commission
FROM:
Tony Wippler, Assistant City Planner
SUBJECT:
Ordinance amending Sections 10-5-25, 10-6-17, 10-6-18, and 11-4-7 relating to Floodplain
Overlay District, Wetland Standards, Shore land Management Regulations, and Storm Drainage,
respectively
DATE:
October 12,2010
INTRODUCTION
Attached for the Commission's review is an ordinance amending Sections 10-5-25, 10-6-17, 10-6-18, and 11-4-7 relating
to Floodplain Overlay District, Wetland Standards, Shore land Management Regulations, and Storm Drainage,
respectively.
DISCUSSION
On May 27, 2010 the Vermillion River Watershed Joint Powers Board (JPO) approved amendments to the Watershed
Standards. The City is required to amend its ordinances to be in compliance with the Watershed Standards prior to
November 23,2010.
A majority of the changes proposed within the ordinance are non-substantive in nature and are largely "housekeeping"
items. With that being said, there are two substantial changes that are worth noting. They are as follows:
. Page 14 of the attached ordinance, under provision B of Section 10-6-17 (Wetland Standards). This change
removes the Wetland Conservation Act (WCA) exemption for agricultural properties enrolled in the Federal Farm
Program.
. Page 39 of the attached ordinance, under provision D of Section 11-4-7 (Storm Drainage) regarding runoff rates
for proposed activities and development. The changes to this section include; 1) runoff rates for proposed
activities and development shall "apply land cover conditions existing in 2005 as the baseline for existing
conditions in runoff calculations" and 2) adopt the numerical flow standards within the Vermillion River
Watershed Joint Powers Organization Hydrologic Model of2009.
ACTION REOUESTED
Recommend approval of the attached ordinance and forward the recommendation to the City Council.
Respectfully submitted,
~ '
To~iPPler, A istant City Planner
CITY OF FARMINGTON
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO.
AN ORDINANCE AMENDING SECTIONS 10-5-25, 10-6-17, 10-6-18, AND 11-4-7 OF
THE ZONING CODEAS IT RELATES TO FLOODPLAIN OVERLAY DISTRICT,
WETLAND STANDARDS, SHORELAND MANAGEMENT REGULATIONS, AND
STORM DRAINAGE
THE CITY COUNICL OF THE CITY OF FARMINGTON ORDAINS:
SECTION 1. The City of Farmington City Code, Sections 10-5-25, 10-6-17, 10-6-18, and 11-4-
7 (Floodplain Overlay District, Wetland Standards, Shore land Management Regulations, and
Storm Drainage, respectively) are amended by adding the language that is underlined and deleting
the strikethrough language as follows:
10-5-25: FLOODPLAIN OVERLAY DISTRICT:
(A) Statutory Authorization: The legislature of the state of Minnesota has, in MSA chapters 103F
and 394 for counties or 462 for municipalities, delegated the authority to local governmental
units to adopt regulations designed to minimize flood losses. MSA chapter 103F further
stipulates that communities subject to recurrent flooding must participate and maintain
eligibility in the national flood insurance program. Therefore the city of Farmington,
Minnesota, does ordain as follows.
(B) Statement Of Purpose: The purpose of this section is to maintain the community's eligibility
in the national flood insurance program and to minimize potential losses due to periodic
flooding including loss of life, 10ss 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.
(C) Warning Of Disclaimer Of Liability: This section does not imply that areas outside of the
floodplain district or land uses permitted within such districts will be free from flooding and
flood damages. This section shall not create liability on the part of the city of Farmington or
any officer or employee thereof for any flood damages that result from reliance on this
section or any administrative decisions lawfully made hereunder. (Ord. 002-469, 2-19-2002;
amd. Ord. 003-498, 9-15-2003)
(D) General Provisions:
1. Adoption Of Floodplain Maps: The flood insurance study prepared by the federal
insurance administration for the city of Farmington dated September 1978, the flood
insurance study prepared by the federal emergency management agency for Dakota County
1
dated October 1, 1980, the flood insurance rate map and the flood boundary and floodway
map developed by the federal insurance agency for the city of Farmington dated March 1,
1979, and panel 150 of the flood insurance rate map and flood boundary and floodway map
developed by the federal emergency management agency for Dakota County, Minnesota,
dated April 1 , 1981, is hereby adopted by reference as the official floodplain zoning district
map and made a part ofthis title. (Ord. 004-511, 7-19-2004)
2. Lands To Which Section Applies: This section shall apply to all lands designated as
floodplain within the jurisdiction of Farmington.
3. Interpretation: The boundaries of the floodplain district shall be determined by GIS or
scaling distances on the official floodplain zoning district map. Where interpretation is
needed as to the exact location of the boundaries of the floodplain district, the city engineer
shall make the necessary interpretation based on elevations on the regional (100-year) flood
profile, if available. If 100-year flood elevations are not available, the community shall: a)
require a floodplain evaluation consistent with subsection (F) of this section to determine a
100-year flood elevation for the site; or b) base its decision on available
hydrauliclhydrologic or site elevation survey data which demonstrates the likelihood the
site is within or outside of the floodplain.
(E) Conflict With Preexisting Zoning Regulations And General Compliance:
1. The Floodplain District As Overlay Zoning District: The floodplain zoning district shall be
considered an overlay zoning district to all existing land use regulations ofthe community.
The uses permitted in subsection (F) of this section shall be permitted only if not prohibited
by any established, underlying zoning district. The requirements of this section shall apply
in addition to other legally established regulations of the community and where this section
imposes greater restrictions, the provisions of this section shall apply.
2. Compliance: No new structure or land shall hereafter be used and no structure shall be
located, extended, converted, or structurally altered without full compliance with the terms
of this section and other applicable regulations which apply to uses within the jurisdiction
of this section. Within the floodway and flood fringe, all uses not listed as permitted uses in
subsection (F) of this section shall be prohibited. In addition, a caution is provided here
that:
(a) New manufactured homes, replacement manufactured homes and certain travel trailers
and travel vehicles are subject to the general provisions of this title and specifically
subsections (F) and (N) of this section;
(b) Modifications, additions, structural alterations or repair after damage to existing
nonconforming structures and nonconforming uses of structures or land are regulated
by the general provisions of this title and specifically subsection (K) ofthis section; and
(c) As built elevations for elevated structures must be certified by ground surveys as stated
in subsection (I) of this section.
(F) Permitted Uses, Standards, And Floodplain Evaluation Criteria:
2
1. Permitted Uses In The Floodplain: The following uses of land are permitted uses in the
floodplain district:
(a) Any use ofland which does not involve a structure, an addition to the outside
dimensions to an existing structure or an obstruction to flood flows such as fill,
excavation, or storage of materials or equipment.
(b) Any use of land involving the construction of new structures, the placement or
replacement of manufactured homes, the addition to the outside dimensions of an
existing structure or obstructions such as fill or storage of materials or equipment,
provided these activities meet two (2) conditions. First, they are located in the flood
fringe portion of the floodplain. Second, that compensatory flood storage volume is
provided equal to the amount of fill proposed. The compensatory volume shall be
provided between the impacted area and the channel in such a way to prevent an
increase in the existing or future regional flood profile. These uses shall be subject to
the development standards in subsection (F)2 of this section and the floodplain
evaluation criteria in subsection (F)3 of this section for determining floodway and flood
fringe boundaries.
(c) Travel trailers and travel vehicles are regulated by subsection (N) of this
section.
2. Standards For Floodplain Permitted Uses:
(a) Fill And Slopes: Fill shall be properly compacted and the slopes shall be properly
protected by the use of riprap, vegetative cover or other acceptable method. The federal
emergency management agency (FEMA) has established criteria for removing the
special flood hazard area designation for certain structures properly elevated on fill
above the 100-year flood elevation; FEMA's requirements incorporate specific fill
compaction and side slope protection standards for multi structure or multilot
developments. These standards should be investigated prior to the initiation of site
preparation if a change of special flood hazard area designation will be requested. (Ord.
002-469,2-19-2002; amd. Ord. 003-498,9-15-2003)
(b) Setbacks: Setbacks for floodplain alterations, fill, and new underground utilities, such as
water, sanitary and storm sewers and interceptors, gas lines, phone lines, and pipelines
shall be established and used along major waterways. These setbacks shall be
established as follows. The exception is for utilities that need to reach or cross the
major waterway, provided the minimum impact alignment is used.
(1) Where a major waterway has a sinuous flow pattern and a meander belt can be
identified, the setback for new underground utilities shall be set back fifteen feet
(15') from the outer edge ofthe meander belt.
(2) Where a sinuous flow pattern and meander belt are not readily identifiable because
of past channel alterations and/or the geomorphology of the channel, the setback
established for new underground utilities shall provide for the potential for
restoration and a sinuous flow pattern as follows.
3
(3) Where there are existing encroachments that limit full restoration of the stream to
the meander widths appropriate for the stream type, the setback shall be fifteen feet
(15') from the reasonably achievable restoration width for the meander belt given
the existing encroachments.
(4) Where full restoration is possible, the setback shall be fifteen feet (15') from a
meander belt width established along the stream reach that has a width ten (10)
times the bank full channel width. An assessment of the stream type may be
completed, and meander belt widths established according to the stream type, in
place of using the above ten (10) times formula. Note: The 1999 Vermillion River
assessment report, or amendments thereto, provides assessment of the stream type
for many reaches of the Vermillion river and is available at the Dakota SWCD or
the Dakota County offiees of the VRWJPO office., provide assessment of stream
type for man)' reaches of the Vermillion River.
(5) Where buffers are required, aboveground encroachments, alterations, and fill shall
be consistent with the prohibited and allowed uses and widths specified in the
buffer standard. (Ord. 008-593, 12-1-2008)
(c) Projects Altering Floodplain Boundaries: Projects that alter floodplain boundaries, such
as bridge crossings and regional ponds that increase upstream high water levels are
allowed provided that:
(1) The applicant submits easements or other documentation in a form acceptable to the
city or the VR WJPO demonstrating and recording the consent of the owner of any
land affected by the increased high water levels, (Ord. 009-600, 3-16-2009)
(2) The action is consistent with other portions ofthese standards; and local, state and
federal regulations, and
(3) The upstream impacts, riparian impacts and habitat impacts of the proposed action
are analyzed and no detrimental impacts result, or adverse impacts are mitigated.
(d) Storage Of Materials And Equipment:
(1) The storage or processing of materials that are, in time of flooding, flammable,
explosive, or potentially injurious to human, animal, or plant life is prohibited.
(2) Storage of other materials or equipment may be allowed if readily removable from
the area within the time available after a flood warning or if placed on fill to the
regulatory flood protection elevation.
(e) Adverse Impact: Floodplain alteration or filling shall not cause a net decrease in flood
storage capacity below the projected 100-year critical flood elevation unless it is shown
that the proposed alteration or filling, together with the alteration or filling of all other
land on the affected reach of the water body to the same degree of encroachment as
proposed by the applicant, will not cause high water or aggravate flooding on other
land and will not unduly restrict flood flows.
4
(f) Above Flood Protection Elevation: Where 100-year flood critical elevations have been
established, all new structures shall be constructed with the low floor consistent with
the minimum elevations as specified in state of Minnesota rules chapter 6120:
shoreland and floodplain management; Dakota County ordinance 50: shoreland and
floodplain ordinance: FP, floodplain district; as applicable.
(g) Projects: Projects involving development, redevelopment, or the subdivision of land,
shall establish flood storage, flowage, and drainage easements over areas below the
100-year critical flood elevation of any public water, public waters wetland, or wetland.
(h) All Uses: Uses that do not have vehicular access at or above an elevation not more than
two feet (2') below the regulatory flood protection elevation to lands outside ofthe
floodplain shall not be permitted unless granted a variance by the board of adjustment.
In granting a variance, the board shall specify limitations on the period of use or
occupancy of the use and only after determining that adequate flood warning time and
local emergency response and recovery procedures exist.
(i) Commercial And Manufacturing Uses: Accessory land uses, such as yards, railroad
tracks, and parking lots may be at elevations lower than the regulatory flood protection
elevation. However, a permit for such facilities to be used by the employees or the
general public shall not be granted in the absence of a flood warning system that
provides adequate time for evacuation if the area would be inundated to a depth greater
than two feet (2') or be subject to flood velocities greater than four feet (4') per second
upon occurrence of the regional flood.
G) On Site Sewage Treatment And Water Supply Systems: Where public utilities are not
provided: 1) on site water supply systems must be designed to minimize or eliminate
infiltration of floodwaters into the systems; and 2) new or replacement on site sewage
treatment systems must be designed to minimize or eliminate infiltration of floodwaters
into the systems and discharges from the systems into floodwaters and they shall not be
subject to impairment or contamination during times of flooding. Any sewage
treatment system designed in accordance with the state's current statewide standards for
on site sewage treatment systems shall be determined to be in compliance with this
section.
(k) Anchored Foundations: All manufactured homes must be securely anchored to an
adequately anchored foundation system that resists flotation, collapse and lateral
movement. Methods of anchoring may include, but are not to be limited to, use of over
the top or frame ties to ground anchors. This requirement is in addition to applicable
state or local anchoring requirements for resisting wind forces. (Ord. 008-593, 12-1-
2008)
3. Floodplain Evaluation:
(a) Upon receipt of an application for a permit, manufactured home park development or
subdivision approval within the floodplain district, the planning coordinator shall
require the applicant to furnish sufficient site development plans and a
hydrologic/hydraulic analysis by a qualified engineer or hydrologist specifying the
nature of the development and whether the proposed use is located in the floodway or
flood fringe and the regulatory flood protection elevation for the site. Procedures
5
consistent with Minnesota rules, 1983, parts 6120.5600 (technical standards and
requirements for floodplain evaluation) and 6120.5700 (minimum floodplain
management standards for local ordinances) shall be followed during the technical
evaluation and review of the development proposal. In a zone A3 or zone AE on the
flood boundary and floodway map adopted in subsection (D)1 of this section, the
floodway and flood fringe boundaries shall be as shown on the flood boundary and
floodway map. (Ord. 004-511, 7-19-2004)
(b) The planning coordinator shall submit one copy of all information required by this
subsection (F) to the respective department of natural resources' area hydrologist for
review and comment at least twenty (20) days prior to the granting of a permit or
manufactured home park development/subdivision approval by the community. The
planning coordinator shall notify the respective department of natural resources area
hydrologist within ten (10) days after a permit or manufactured home park
development/subdivision approval is granted.
(G) Utilities, Railroads, Roads And Bridges In The District: All utilities and transportation
facilities, including railroad tracks, roads and bridges, shall be constructed in accordance with
state floodplain management standards contained in Minnesota rules 1983 parts 6120.5000_
6120.6200.
(H) Subdivisions:
1. City Engineer Review For Suitability: No land shall be subdivided and no manufactured
home park shall be developed or expanded where the site is determined to be unsuitable by
the city engineer for reason of flooding, inadequate drainage, water supply or sewage
treatment facilities. The city engineer shall review the subdivision/development proposal to
ensure that each lot or parcel contains sufficient area outside of the floodway for fill
placement for elevating structures, sewage systems and related activities.
2. Evaluation: In the floodplain district, applicants for subdivision approval or development
of a manufactured home park or manufactured home park expansion shall provide the
information required in subsection (F) of this section. The city engineer shall evaluate the
proposed subdivision or mobile home park development in accordance with the standards
established in subsection (F) of this section.
3. Access Roads: For all subdivisions in the floodplain, the floodway and flood fringe
boundaries, the regulatory flood protection elevation and the required elevation of all
access roads shall be clearly labeled on all required subdivision drawings and platting
documents.
4. Removal Of Special Flood Hazard Area Designation: The federal emergency management
agency (FEMA) has established criteria for removing the special flood hazard area
designation for certain structures properly elevated on fill above the 100-year flood
elevation. FEMA's requirements incorporate specific fill compaction and side slope
protection standards for multistructure or multilot developments. These standards should be
investigated prior to the initiation of site preparation if a change of special flood hazard
area designation will be requested.
6
(I) Administration:
1. Permit Required: A permit issued by the city engineer shall be secured prior to the
construction, addition, or alteration of any building or structure; prior to the use or change
of use of a building, structure, or land; prior to the change or extension of a nonconforming
use; and prior to excavation or the placement of an obstruction within the floodplain.
2. State And Federal Permits: Prior to granting a permit or processing an application for a
variance, the city engineer shall determine that the applicant has obtained all necessary state
and federal permits.
3. Certification Of Lowest Floor Elevations: 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 title. The city engineer shall maintain a record ofthe elevation of
the lowest floor (including basement) for all new structures and alterations or additions to
existing structures in the floodplain district.
(J) Variances:
1. Defmition; Applicability: A "variance" means a modification of a specific permitted
development standard required in an official control including this title to allow an
alternative development standard not stated as acceptable in the official control, but only as
applied to a particular property for the purpose of alleviating a hardship, practical difficulty
or unique circumstance as defined and elaborated upon in a community's respective
planning and zoning enabling legislation.
2. Board Action: The board may authorize upon appeal in specific cases such relief or
variance from the terms of this title as will not be contrary to the public interest and only
for those circumstances such as hardship, practical difficulties or circumstances unique to
the property under consideration, as provided for in the respective enabling legislation for
planning and zoning for cities or counties as appropriate. In the granting of such variance,
the board of adjustment shall clearly identify in writing the specific conditions that existed
consistent with the criteria specified in the respective enabling legislation which justified
the granting of the variance.
3. When Allowed: Variances from the provisions of this title may be authorized where the
board of adjustment has determined the variance will not be contrary to the public interest
and the spirit and intent of this title. No variance shall allow in any district a use prohibited
in that district or permit a lower degree of flood protection than the regulatory flood
protection elevation. Variances may be used to modify permissible methods of flood
protection.
4. Copies Of Application: The board shall submit by mail to the commissioner of natural
resources a copy of the application for proposed variance sufficiently in advance so that the
commissioner will receive at least ten (10) days' notice of the hearing. A copy of all
decisions granting a variance shall be forwarded by mail to the commissioner of natural
resources within ten (10) days of such action.
7
5. Appeals: Appeals from any decision of the board may be made, and as specified in this
community's official controls and also Minnesota statutes.
6. Flood Insurance Notice And Record Keeping: The zoning officer shall notify the applicant
for a variance that: a) the issuance of a variance to construct a structure below the base
flood level will result in increased premium rates for flood insurance as stated by current
FEMA policies for insurance coverage, and b) such construction below the 100-year or
regional flood level increases risks to life and property. Such notification shall be
maintained with a record of all variance actions. A community shall maintain a record of all
variance actions, including justification for their issuance, and report such variances issued
in its annual or biennial report submitted to the administrator of the national flood
msurance program.
(K) Nonconformities: A structure or the use of a structure or premises which was lawful before
the passage or amendment of this title but which is not in conformity with the provisions of
this title may be continued subject to the following conditions:
1. No such use shall be expanded, changed, enlarged, or altered in a way which increases its
nonconformity .
2. An alteration within the inside dimensions of a nonconforming use or structure is
permissible provided it will not result in increasing the flood damage potential of that use
or structure.
3. The cost of all structural alterations or additions both inside and outside of a structure to
any nonconforming structure over the life of the structure shall not exceed fifty percent
(50%) of the market value ofthe structure unless the conditions of this section are satisfied.
The cost of all structural alterations and additions constructed since the adoption of the
community's initial floodplain controls must be calculated into today's current cost which
will include all costs such as construction materials and a reasonable cost placed on all
manpower or labor. If the current cost of all previous and proposed alterations and
additions exceeds fifty percent (50%) of the current market value ofthe structure, then the
structure must meet the standards of subsection (F) of this section for new structures.
4. If any nonconforming use of a structure or land or nonconforming structure is destroyed by
any means, including floods, to an extent of fifty percent (50%) or more of its market value
at the time of destruction, it shall not be reconstructed except in conformity with the
provisions of this title. The city engineer may issue a permit for reconstruction if the use is
located outside the floodway and, upon reconstruction, is adequately elevated on fill in
conformity with the provisions of this title.
(L) Penalties For Violation: A violation of the provisions of this section or failure to comply with
any of its requirements (including violations of conditions and safeguards established in
connection with grants of variance) shall constitute a misdemeanor.
1. In responding to a suspected ordinance violation, the zoning officer and local government
may utilize the full array of enforcement actions available to it including, but not limited to,
prosecution and fines, injunctions, after the fact permits, orders for corrective measures or a
request to the national flood insurance program for denial of flood insurance availability to
the guilty party. The community must act in good faith to enforce these official controls
8
and to correct ordinance violations to the extent possible so as not to jeopardize its
eligibility in the national flood insurance program.
2. When an ordinance violation is either discovered by or brought to the attention ofthe
zoning officer, the zoning officer shall immediately investigate the situation and document
the nature and extent of the violation of the official control. As soon as is reasonably
possible, this information will be submitted to the appropriate department of natural
resources and federal emergency management agency regional office along with the
community's plan of action to correct the violation to the degree possible.
3. The zoning officer shall notify the suspected party of the requirements of this chapter and
all other official controls and the nature and extent of the suspected violation of these
controls. If the structure and/or use is under construction or development, the zoning officer
may order the construction or development immediately halted until a proper permit or
approval is granted by the community. If the construction or development is already
completed, then the zoning officer may either: a) issue an order identifying the corrective
actions that must be made within a specified time period to bring the use or structure into
compliance with the official controls, or b) notify the responsible party to apply for an after
the fact permit/development approval within a specified period of time not to exceed thirty
(30) days.
4. Ifthe responsible party does not appropriately respond to the zoning officer within the
specified period of time, each additional day that lapses shall constitute an additional
violation of this chapter and shall be prosecuted accordingly. The zoning officer shall also
upon the lapse of the specified response period notify the landowner to restore the land to
the condition which existed prior to the violation of this chapter.
(M) Amendments3: All amendments to this title, including revisions to the official floodplain
zoning district map, shall be submitted to and approved by the commissioner of natural
resources prior to adoption. The floodplain designation on the official floodplain zoning
district map shall not be removed unless the area is filled to an elevation at or above the
regulatory flood protection elevation and is contiguous to lands outside of the floodplain.
Changes in the official zoning map must meet the federal emergency management agency's
(FEMA) technical conditions and criteria and must receive prior FEMA approval before
adoption. The commissioner of natural resources must be given ten (10) days' written notice
of all hearings to consider an amendment to this chapter and said notice shall include a draft
of the ordinance amendment or technical study under consideration.
(N) Travel Trailers And Travel Vehicles: Travel trailers and travel vehicles that do not meet the
exemption criteria specified below shall be subject to the provisions of this section and as
specifically spelled out below:
1. Exemption: Travel trailers and travel vehicles are exempt from the provisions of this
section if they are placed in any of the areas listed in subsection (N)2 of this section and
further they meet the following criteria:
(a) Have current licenses required for highway use.
(b) Are highway ready meaning on wheels or the internal jacking system, are attached to
the site only by quick disconnect type utilities commonly used in campgrounds and
9
trailer parks and the travel trailer/travel vehicle has no permanent structural type
additions attached to it.
(c) The travel trailer or travel vehicle and associated use must be permissible in any
preexisting, underlying zoning use district.
2. Areas Exempted For Placement Of Travel/Recreational Vehicles:
(a) Individual lots or parcels of record.
(b) Existing commercial recreational vehicle parks or campgrounds.
(c) Existing condominium type associations.
3. Additions And Accessory Structures: Travel trailers and travel vehicles exempted in
subsection (N) 1 of this section lose this exemption when development occurs on the parcel
exceeding five hundred dollars ($500.00) for a structural addition to the travel trailer/travel
vehicle or an accessory structure such as a garage or storage building. The travel
trailer/travel vehicle and all additions and accessory structures will then be treated as a new
structure and shall be subject to the elevation requirements and the use of land restrictions
specified in subsection (F) of this section.
4. Subject To Floodplain Provisions: New commercial travel trailer or travel vehicle parks or
campgrounds and new residential type subdivisions and condominium associations and the
expansion of any existing similar use exceeding five (5) units or dwelling sites shall be
subject to the following:
(a) Any new or replacement travel trailer or travel vehicle will be allowed in the floodway
or flood fringe districts provided said trailer or vehicle and its contents are placed on
fill above the regulatory flood protection elevation determined in accordance with the
provisions of subsection (F)3 of this section and proper elevated road access to the site
exists in accordance with subsection (F) ofthis section. No fill placed in the floodway
to meet the requirements of this section shall increase flood stages of the 100-year or
regional flood.
(b) All new or replacement travel trailers or travel vehicles not meeting the criteria of
subsection (N)4(a) of this section may, as an alternative, be allowed if in accordance
with the following provisions: The applicant must submit an emergency plan for the
safe evacuation of all vehicles and people during the 100-year flood. Said plan shall be
prepared by a registered engineer or other qualified individual and shall demonstrate
that adequate time and personnel exist to carry out the evacuation. All attendant sewage
and water facilities for new or replacement travel trailers or other recreational vehicles
must be protected or constructed so as to not be impaired or contaminated during times
of flooding in accordance with subsection (F) of this section. (Ord. 002-469, 2-19-
2002; amd. Ord. 003-498, 9-15-2003)
Footnotes - Click any footnote link to go back to its reference.
Footnote 1: See title 11 of this code.
10
Footnote 2: See title 11 of this code.
Footnote 3: See section 10-5-26 of this chapter.
10-6-17: WETLAND STANDARDS:
(A) Definitions; Tables:
WETLAND FUNCTIONS: The natural processes performed by wetlands, including
functions that are important in providing wildlife and fishery, habitat, facilitating food chain
production, providing habitat for nesting, rearing, and resting sites for aquatic, terrestrial or
avian species, maintaining the availability and quality of water, such as purifying water,
acting as a recharge and discharge area for ground water aquifers and moderating surface
water and storm water flows, improving storm water quality, providing aesthetic benefits, as
well as performing other functions, including, but not limited to, those set out in U.S. army
corps of engineers regulations at 33 CFR section 320.4(b)(2)(1988).
Note: In the definitions that follow, the methodology and criteria for evaluation of floral
diversity/integrity are based on those detailed in the "Minnesota Routine Assessment Method
for Evaluating Wetland Functions (Version 1.0)", Minnesota board of water and soil
resources, September 1998; and criteria for susceptibility to storm water impacts are based on
recommendations in "Storm Water and Wetlands: Planning and Evaluation Guidelines for
Addressing Potential Impacts of Urban Storm Water and Snow-Melt Runoff on Wetlands",
(Minnesota pollution control agency, June 1997).
The functional value for floral diversity/integrity determined from MNRAM is based on
dividing wetlands into wetland communities (i.e., wet meadow, shallow marsh, floodplain
forest, etc.) and providing a ranking, of exceptional quality, high quality, moderate quality
and low quality to all major wetland communities within a wetland.
The major communities of a wetland also determine storm water susceptibility. "The Storm
Water and Wetlands: Planning and Evaluation Guidelines for Addressing Storm Water and
Snowmelt RunoffImpacts to Wetlands", evaluates wetland communities, and places wetland
communities into the categories of highly susceptible, moderately susceptible, slightly
susceptible, and least susceptible to storm water and snowmelt runoff.
The wetland inventory conducted as part of this chapter placed the wetland communities of
the wetlands into the categories for floral diversity/integrity and storm water and snowmelt
susceptibility. A functional value index, which is based on a scale of 0.1 to 1.0 with 0.1 being
the lowest ranking and 1.0 being the highest ranking, was provided for each category as
shown below:
Floral Diversity/Integrity . . Value Index
~
Exceptional quality 1.0
High quality 0.75
,
Moderate quality 0.5
11
I"
Low quality
I--~~~~~~o~-------l
,-- i:
Storm Water Susceptibility
I FunctiOnal~ alue Index
Highly susceptible
1.0
Moderately susceptible
Slightly susceptible
0.75
0.5
Least susceptible
0.1
Each wetland was given a ranking based on the functional value for each of the major wetland
communities or community within the wetlands. The overall ranking for the wetland is based on a
weighted average that incorporates the area of the wetland community (%) and the functional
value index (0.0 _ 1.0) for the wetland community within the wetland.
All wetlands located within a park or greenway corridor (as shown on the wetland management
plan map) will not have a wetland management classification lower than manage 2. The overall
wetland functional index range for floral diversity/integrity and storm water susceptibility and the
associated wetland management classifications are shown in table 1 of this subsection. Table 2 of
this subsection shows how final wetland management classifications were determined for an
example wetland.
Table 1. Overall wetland functional index range for floral diversity/integrity and storm water
susceptibility and the associated wetland management classification.
r-------------------------------------i---.-----------
- Floral Diversity/Integrity And Storm Water Susceptibility Wetland Management
Functional Index (Range) Classification
I
<' 1.0 0.60 Protect
-
0.59 0.5 Manage 1
-
0.49 0.3 Manage 2
-
I
Less than 0.3 Utilize
Table 2. Example showing, how final wetland management classifications were determined.
L---
Storm Water 1%
Suscepti- I Community
bility I
Wetland
ID
Storm
Water
Suscepti-
bility Index
I
I % Community *
Storm Water
I Suscepti-
bility Value
Community
AV-
Deep marsh
OJ
0.5
0.15
12
r---------- ~ ~----------------. r.-.--------~, I
W7.2 I
I l Moderately ---I 10.75
AV- Shallow 0.6 0.45
W7.2 marsh
I lLeast r-----I I
AV- I Reed canary 0.1 0.1
W7.2 0.1
I I
monotype I I
I
'-----r ,----------- r--------------r------------, 0.61
I I Total:
--- -------------- r---------------I:-------------
Floral
Floral Diversity/ % Community *
Wetland Diversity/ % Integrity Floral Diversity/
ID Community Integrity Community Index Integrity Value
fv:w7.2rDeepn;.r~h-.-fo~r--03--1 0.7sT-o.225 -
jA vo Wi.2-rallOW marsh TMode;;'te- 0.6 0.75 0.45
'AV'W:;.2T~~~:~---ILOW - 0.1 0.10 0.1
r--~--[---------r-----------I------r-Tota~-r---O:-685 --
Storm water susceptibility has a functional index of 0.61 and floral diversity/integrity has a
functional index of 0.685. They fall within the range of protect (see table 1 ofthis subsection).
WETLANDS, MANAGE 1: These wetlands have plant communities that are in a largely
unaltered state. The vegetative communities of these wetlands are characterized by moderate
floral diversion and are slightly to moderately susceptible to stormwater and snowmelt impacts.
WETLANDS, MANAGE 2: These wetlands have usually been altered by human activities. These
wetlands have low to medium floral diversity and wildlife habitat components. These wetlands
are slightly susceptible to impacts from stormwater. In addition, if a wetland has characteristics of
a utilized basin but is located within a park or greenway corridor (as shown on the wetland and
water body classification map) it was put in this management classification.
WETLANDS, PROTECT: These wetlands exist in a largely unaltered state and have special and
unusual qualities that call for a high level of protection. These wetlands may provide habitat for
rare, threatened and/or endangered plant and animal species present; and/or have moderate to
exceptional floral diversity/integrity and moderate to high susceptibility to stormwater and
snowmelt; and/or are within the designated trout stream corridor identified on the city's wetland
and water body classification map.
WETLANDS, UTILIZE: These wetlands have been significantly altered and degraded through
past disturbances. They may be isolated, with altered hydrology from urban or agricultural land
uses. These wetlands have low floral diversity, and for the most part are not connected to other
13
ecosystems. These wetlands are the least susceptible to impacts from stormwater. (Ord. 002-469,
2-19-2002)
(B) General Provisions:
1. This section shall apply to any applicant for a subdivision approval, or a grading,
excavation, or mining permit to allow wetland disturbing activities after June 7, 1999. Any
drainage, filling, excavation, or other alteration of a public waters wetland or wetland shall
be conducted in compliance with MSA, section 103G.245, the WCA Minnesota rules 8420,
and regulations adopted hereunder. 'Hetlands on agrieulturalland enrolled in the federal
fmm program retain tbe we.^.. exemption as long as wetlands are:
(a) Not drained, oxca'/ated, or filled bC)'ond that necessary to replace, maintain, or repair
existing drainage infrastructure with a capacity not to exceed that which was originally
constructed; or
(b) Replaeed at a ratio of one to one (1: 1) or greater under United States department of
agric{:llture pro'/isions as sl:lflported by documentation from the United States
department of agriculture, which must be included as evidence to support this
exemption.
2. Per the WC^1, if the activity would result in loss of eligibility or conversion to
nonagricultural land within ten (10) years, the landowfler cannot qualify for the exemption.
This section applies to all land, public or private, located ',yithin the city.
J..2. When any provision of any ordinance conflicts with this section, that which provides
more protection to the wetland or wetland buffer shall apply unless specifically provided
otherwise in this section; provided, such exceptions shall not conflict with state regulations,
such as the state shore land program.
4.,. 3.This section shall apply to all land containing wetlands and land within the setback and
buffer areas required by this chapter. Wetlands shall be subject to the requirements
established herein, as well as restrictions and requirements established by other applicable
federal, state, and city ordinances and regulations. These wetland protection regulations
shall not be construed to allow anything, otherwise prohibited in the zoning district where
the wetland area is located.
M. A wetland is land that meets the definition of "wetlands" set forth in this section.
Wetlands have been identified and the wetland management classification as established by
the officially adopted city maps shall be prima facie evidence of the location and
classification of wetlands. The official maps shall be developed and maintained by the
community development department. The presence or absence of a wetland on the official
maps does not represent a definitive determination as to whether a jurisdictional wetland is
or is not present. Wetlands that are identified during site specific delineation activities but
do not appear on the official wetland maps are still subject to the provisions of this section.
It will be the responsibility of an applicant to delineate the exact wetland boundary. All
delineations must be reviewed by the Dakota County soil and water conservation district.
The Dakota County soil and water conservation district will make recommendations to the
city. The city council has delegated delineation review authority to its staff. The city will
14
classify wetlands based on the criteria discussed under subsection (A) of this section. The
applicant shall get final delineation approval from the city.
6.2..:. Applicants seeking a change in wetland classification must submit to the city a
completed MNRAM version 1.0 form. The technical evaluation panel will review the
request for change. The technical evaluation panel will make a recommendation to the city
regarding the change in classification.
+-: 6.This subsection is applicable to wetlands that are determined to be jurisdictional
wetlands, based on delineation procedures of the wetland conservation act.
& 7.This subsection establishes four (4) wetland classifications as defined in subsection (A)
of this section: protect, manage 1, manage 2, and utilize. (Ord. 008-593, 12-1-2008)
(C) General Standards:
1. The following standards apply to all lands within and/or abutting a wetland:
(a) Septic and soil absorption systems must be set back a minimum of one hundred feet
(100') from the city approved boundary of the wetland.
(b) Building elevation standards shall conform with the standards of the Farmington surface
water management plan.
(c) Structures intended to provide access across a wetland shall be prohibited unless a
permit is obtained in conformance with state regulations.
(d) The MPCA's best management practices shall be followed to avoid erosion and
sedimentation during construction processes.
(D) No Net Loss And Wetland Alteration:
1. It is the intent of this section to avoid the alteration and destruction of wetlands. When
wetlands or their buffer areas are altered or destroyed, mitigation must be provided to
recreate the functions and values of the lost wetland and/or buffer area. To achieve no net
loss of wetlands except as authorized by a wetland alteration permit issued by the city, a
person may not drain, grade, fill, remove healthy native vegetation, or otherwise alter or
destroy a wetland of any size or type. Any alteration to a wetlands permitted by a wetland
alteration permit, must be fully mitigated so that there is no net loss of wetlands. (Ord. 002-
469,2-19-2002)
2. Where it is found that avoidance of direct impact on a wetland is not feasible, wetland
replacement shall be done as per agency (VRWJPO, corps of engineers, department of
natural resources), and city (WCA) standards. No permits will be granted until the WCA
replacement plan is approved or exemption certificate is obtained. Wetland
replacement/mitigation siting must follow the priority order below:
(a) Mitigation on site.
15
(b) Mitigation within the same minor subwatershed as established by the Minnesota
department of natural resources for the "1979 watershed mapping project" pursuant to
Minnesota laws, 1977, chapter 455, section 33, subdivision 7, paragraph (a).
(c) Mitigation within the JPO boundarywatershed.
(d) Mitigation within Dakota County.
(e) Mitigation within major watershed number 38: Mississippi and Lake Pepin, exeluding
minor subwatersheds 3800100,3800500,3800101,3801700,3800102,3800200,
3800302,3800600,3800800,3800301,3800300,3800700,3801601,3800100,
3801800,3801200,3801100,3801000, and 3800900, '.vhieh are located in Goodhue
County and are tributary to the Mississippi Riycr instead of the Vermillion Riyer.
ft) Ui}Transportation projects shall pursue wetland mitigation projects to the extent practical
using the criteria above. However, this does not preclude the use of the BWSR
replacement program.
3. Drainage, grading, filling, removal of healthy native vegetation or otherwise altering or
destroying a wetland of any size or type requires a wetland alteration permit. Other
activities in a wetland requiring a wetland alteration permit include, but are not limited to:
(a) Construction of new streets and utilities.
(b) Installation of boardwalks.
4. When a wetland alteration permit is issued allowing filling in a wetland, the following
standards shall be followed:
(a) Filling must be consistent with the Farmington surface water management plan.
(b) Filling in wetland areas will be required to be mitigated in accordance with the
requirements of this section and the wetland conservation act. (Ord. 008-593, 12-1-
2008)
5. When a wetland alteration permit is issued allowing dredging, excavating or grading in a
wetland the following standards shall be followed in order to preserve WCA exemption or
no loss determination in types 1, 2, 6, and 7 wetlands:
(a) The dredging will not have a net adverse effect on the ecological and hydrological
characteristics of the wetland.
(b) It shall be located as to minimize the impact on vegetation and loss of wetland function
(as determined by the VRWJPO or city). Exceptions may be allowed in basins
dominated by invasive exotic species such as reed canary grass (Phalaris arundinacea).
(Ord.009-601,3-16-2009)
(c) It shall not adversely change water flow.
16
(d) The size of the dredged area shall be limited to the minimum required for the proposed
action.
(e) Disposal of the dredged material is prohibited within the wetland area unless it is part of
an approved wetland replacement plan.
(f) Disposal of any dredged material shall include proper erosion control and nutrient
retention measures.
(g) Dredging in any wetland area is prohibited during waterfowl breeding season or fish
spawning season, unless it is determined by the city that the wetland is not used for
waterfowl breeding or fish spawning.
(h) Dredging in wetland areas will be required to be mitigated in accordance with
requirements of this section if the activity results in a loss of functional wetland.
Dredging to create water quality or habitat improvements may be allowed by the city
where reasonable alternatives are not available or where the wetland is of low quality
and designated for this purpose by the Farmington surface water management plan.
6. When a wetland alteration permit is issued allowing stormwater runoff to discharge
directly into a wetland, the permit will include requirements established by the Farmington
surface water management plan. These requirements establish a maximum high water level
bounce and allowable phosphorus loadings based on the city's wetland classification
system. A protect or manage 1 public waters wetland or wetland may not be used for
stormwater management and treatment unless the use will not adversely affect the function
and public value of the wetland and other alternatives do not exist. (Ord. 008-593, 12-1-
2008)
7. An applicant for a wetland alteration permit shall adhere to the following principles in
descending order of priority:
(a) Avoid the direct or indirect impact of the activity that may destroy or diminish the
wetland;
(b) Minimize the impact by limiting the degree or magnitude of the wetland activity and its
implementation;
(c) Rectify the impact by repairing, rehabilitating, or restoring the affected wetland function
and its implementation;
(d) Reduce or eliminate the impact over time by preservation and maintenance operations
during the life of the activity; and
(e) Replacing unavoidable impacts to the wetlands by restoring or creating substitute
wetland areas having equal or greater public value as set forth in Minnesota rules
8420.0530 to 8420.0630.
17
8. A wetland alteration permit shall not be issued unless the proposed development complies,
within the provisions of the mitigation subsection of this section, as well as the standards,
intent, and purpose of this section. (Ord. 002-469,2-19-2002)
(E) Wetland Buffer Areas:
1. For lots of record created after June 7, 1999 (date of original wetlands ordinance adoption),
a buffer area shall be maintained abutting all wetlands. The following requirements shall be
met concerning the wetland buffers:
(a) Where a buffer is required, the city shall require the protection of the buffer under a
conservation easement, or include the buffer in a dedicated outlot as part of platting and
subdivision approval, except where the buffer is located in a public transportation right
of way. (Ord. 009-601,3-16-2009)
(b) A wetland line and wetland buffer delineation line must be shown on the plan submitted
to the city.
(c) A silt fence shall be erected at the wetland buffer line during construction and shall not
be removed until sod is installed on all lots adjacent to the wetland buffer.
(d) Permanent monumentation shall be erected at the time of the installation of the silt
fence as required in subsection (E)5 of this section.
(e) Building permits shall not be issued until silt fence and monumentation are installed and
disturbed areas of buffer are seeded, mulched, and disked.
2. Where acceptable natural vegetation exists in buffer areas, the retention of such vegetation
in an undisturbed state is required unless approval to replace such vegetation is received. A
buffer has acceptable vegetation if it:
(a) Has a continuous, dense layer of perennial grasses that has been uncultivated or
unbroken for at least five (5) consecutive years; or
(b) Has an overstory of trees and/or shrubs that has been uncultivated or unbroken for at
least five (5) consecutive years; or
(c) Contains a mixture of the plant communities in subsections (E)2(a) and (E)2(b) of this
section that has been uncultivated or unbroken for at least five (5) years.
3. Buffers shall be staked and protected in the field prior to construction unless the vegetation
and the condition of the buffer are considered inadequate. Existing conditions vegetation
will be considered unacceptable if:
(a) Topography or sparse vegetation tends to channelize the flow of surface water.
(b) Some other reason the vegetation is unlikely to retain nutrients and sediment.
18
4. Where buffer vegetation and conditions are unacceptable, or have been cultivated or
otherwise disturbed within ten (10) years of the permit application, or where approval has
been obtained to replant, buffers shall be replanted and maintained according to the
following standards: (Ord. 008-593, 12-1-2008)
(a) Buffers shall be planted with a native seed mix approved by MnDOT, BWSR, NRCS or
the Dakota SWCD, with the exception of a onetime planting with an annual nurse or
cover crop. Plantings of native forbs and grasses may be substituted for seeding. All
substitutions must be approved by the city. Groupings/clusters of native trees and
shrubs, of species and at densities appropriate to site conditions, shall also be planted
throughout the buffer area.
(b) The seed mix and planting shall be broadcast/installed according to MnDOT, BWSR,
NRCS or Dakota SWCD specifications. The selected seed mixes and plantings for
permanent cover shall be appropriate for the soil site conditions and free of invasive
species.
(c) Buffer vegetation (both natural and created) shall be protected by erosion and sediment
control measures during construction.
(d) During the first five (5) full growing seasons, except where the city has determined
vegetation establishment is acceptable, the owner or applicant must replant buffer
vegetation where the vegetative cover is less than ninety percent (90%). The owner or
applicant must assure reseeding or replanting if the buffer changes at any time through
human intervention or. activities. (Ord. 009-601, 3-16-2009)
(e) No fertilizer shall be used in establishing new buffer areas.
(f) Applicants may obtain from the city a set of standard seeding and planting specifications
for buffer areas, which meet all the city requirements.
5. Buffer areas shall be identified by permanent monumentation acceptable to the city at
every other lot corner or every three hundred feet (300'), whichever is less, and at all angle
points of lot.
6. Alterations, including building, storage, paving, routine mowing, burning, plowing,
introduction of noxious vegetation, cutting, dredging, filling, mining, dumping, grazing
livestock, agricultural production, yard waste disposal, or fertilizer application are
prohibited within any buffer. Periodic mowing or burning, or the use of fertilizers and
pesticides for the purpose of managing and maintaining native vegetation is allowed.
Noxious weeds may be removed and mechanical or spot herbicide treatments may be used
to control noxious weeds, but aerial or broadcast spraying is not acceptable. Prohibited
alterations would not include plantings that enhance the natural vegetation or selective
clearing or pruning of trees or vegetation that are dead, diseased or pose similar hazards, or
as otherwise clarified in this section.
7. Where acceptable to adjacent properties, owners are encouraged to leave dead trees and
branches in the buffer area, because they are part of the native natural environment and
provide necessary habitat to many birds and native wildlife.
19
8. The following activities shall be permitted within any buffer, and shall not constitute
prohibited alterations:
(a) The following activities are allowed within both the minimum and average buffer width
areas:
(1) Use and maintenance of an unimproved access strip through the buffer, not more
than ten feet (10') in width, for recreational access to the major waterway or
wetland and the exercise of riparian rights.
(2) Structures that exist when the buffer is created.
(3) Placement, maintenance, repair, or replacement of public roads and utility and
drainage systems that exist on creation of the buffer or are required to comply with
any subdivision approval or building permit obtained from the municipality or
county, so long as any adverse impacts of public road, utility, or drainage systems
on the function of the buffer have been avoided or minimized to the extent
practical.
(4) Clearing, grading, and seeding is allowed if part of an approved wetland
replacement plan, or approved stream restoration plan.
(5) Construction of a multipurpose trail, including boardwalks and pedestrian bridges,
provided it is constructed to minimize erosion and new impervious surface, and has
an undisturbed area of vegetative buffer at least ten feet (10') in width between the
trail and the wetland or public waters wetland edge, or the bank of the major
waterway; or where needed to cross the major waterway, the minimum impact
alignment is used.
(6) The construction of underground utilities such as water, stormwater, and sanitary
sewers and pipelines provided the minimum impact alignment is used, the area is
stabilized in accordance with subsection (E)4 of this section, and setbacks
established in subsection IO-5-25(F)2(b)(4) of this title are met.
(b) The following activities are allowed within those portions of the average buffer width
that exceed the minimum buffer width:
(1) Stormwater management facilities, provided the land areas are stabilized in
accordance with subsection (E)4 of this section, and alterations prohibited in
subsection (E)6 of this section are upheld.
(2) The area of shallow vegetated infiltration and biofiltration facilities, and water
quality ponds not to exceed fifty percent (50%) of the pond area, adjacent to
wetlands and major waterways may be included in buffer averaging provided the
facilities do not encroach into the minimum buffer width, and the land areas are
stabilized in accordance with subsection (E)4 of this section, and alterations
prohibited in subsection (E)6 of this section are upheld.
9. All buffer areas are measured from the wetland edge as marked in the field.
20
10. The following buffer area sizes are minimum requirements:
Average buffer width
75 feet
50 feet
30 feet
Wetland Tvpe
1 Manage 2
100 feet "protect" wetlands in the designated
trout
stream corridor
Minimum buffer
30 feet
25 feet
16.5 feet
Structure setback from outer edge of
buffer
10 feet
o feet
11. Any wetland restored, relocated, replaced or enhanced because of wetland alterations
should have at least the minimum buffer area required for the class of the wetland involved.
12. The city may recommend buffer area averaging in instances where it will provide
resource protection to wetland or to valuable adjacent upland habitat, or allow for
reasonable use of property as described in subsection (B) of this section, provided that the
total buffer area on site contained in the buffer remains the same.
13. lfthe area of the buffer has a preconstruction slope of twelve percent (12%) or greater,
the buffer shall be at the maximum width for the applicant's wetland classification. The use
of a meandering buffer area to maintain a natural appearance is encouraged but not required
in areas of flat topography. (Ord. 008-593,12-1-2008)
(F) Wetland And Buffer Area Mitigation: Where wetland alteration is approved and mitigation is
required, mitigation must result in equal or improved wetland function and value. Mitigation
plans must address water quality improvement, and maintenance of preexisting hydrological
balance and wildlife habitat. The wetland function and value will include improvement of
water quality, maintaining hydrological balance, and provision of wildlife habitat. Mitigation
will be performed at ratios required by the wetland conservation act to achieve replacement
of the wetland function and value.
The following criteria shall be required for wetland or buffer area mitigation:
1. Wetland mitigation will be performed at a ratio required by the wetland conservation act.
Buffers will be required to be replaced on the fill slope. When a wetland is completely
filled, the buffer area requirement associated with the classification of the wetland that was
filled will be required for the replacement wetlands unless replacement is occurring
21
adjacent to a wetland with a higher classification. In this case, the buffer area requirement
for the higher wetland classification will apply.
2. Mitigation should always result in equal or improved wetland function and value. The
wetland function and value will include improvement of water quality, maintaining
hydrological balance, and provision of wildlife habitat.
3. Mitigation shall provide a buffer area as set forth in this section.
4. Mitigation shall maintain or enhance the wetland hydrological balance through the
following:
( a) Restoration of partially drained wetlands.
(b) Creation of new wetlands.
(c) Restoration of buffer area functions.
5. Mitigation shall provide for pretreatment of water prior to entry to the wetland to improve
water quality if required by the Farmington surface water management plan.
6. Mitigation involving the buffer area shall provide landscaping for nesting, and food for
wildlife habitat. The buffer area landscape shall provide for wildlife cover and utilize a
diversity of native flora (i.e., trees, shrubs, grasses, herbaceous plants) to encourage
wildlife diversity.
7. Wetland and buffer area mitigation should be undertaken on site. If this is not feasible,
mitigation should occur locally within the subwatershed. If this is not possible, mitigation
should occur outside the subwatershed, elsewhere in the city. If mitigation cannot be
accomplished on site, or if the city deems it necessary to perform mitigation off site, the
applicant shall be responsible for contributing into the city's wetland restoration fund
(described in the Farmington surface water management plan). The contribution will be
based on the city's cost to create the new wetland. This includes, but is not limited to, the
cost of land, design, engineering, legal, and construction activities needed to create the new
wetland. The mitigation performed off site shall meet the requirements of this section.
8. Wetland and buffer area plantings that are completed for mitigation shall meet the
standards for plantings specified in subsection (E) ofthis section. (Ord. 002-469, 2-19-
2002)
22
10-6-18: SHORELAND MANAGEMENT REGULATIONS:
(A) Purpose And Authorization:
1. Purpose: The uncontrolled use of shore lands affects the public health, safety and general
welfare by contributing to the pollution of public waters, negative impacts on fish and
wildlife habitat, and by impairing the local tax base. Therefore, it is in the best interests of
the public health, safety and welfare to provide for the wise subdivision, use and
development of shore lands of public waters. The legislature of Minnesota has delegated
responsibility to local governments of the state to regulate the subdivision, use and
development of the shore lands of public waters and thus preserve and enhance the quality
of surface waters, conserve the economic and natural environmental values of shorelands,
and provide for the wise use of waters and related resources. The city of Farmington hereby
recognizes this responsibility.
2. Statutory Authorization: This section is adopted pursuant to the authorization and policies
contained in MSA, chapter 103F, Minnesota regulations, parts 6120.2500_6120.3900, and
the planning and zoning enabling legislation in MSA, chapter 462.
(B) General Provisions:
1. Jurisdiction: The provisions of this section shall apply to the shore lands of the public water
bodies as identified in subsection (D) of this section. Pursuant to Minnesota regulations,
parts 6120.2500_6120.3900, flowage less than ten (10) acres in size is exempt from the
requirements under this section.
2. Application: This section shall apply to any applicant for a subdivision approval, or permit
for grading, excavation, or mining in shore land areas issued after July 15,2002. This
section applies to all land, pl:lblie or private, Ioeated \vithin the dty. located within the
defined shoreland.
3. Abrogation And Greater Restriction: It is not intended by this section to repeal, abrogate,
or impair any existing easements, covenants, or deed restrictions. However, where this
section imposes greater restrictions, the provisions of this section shall prevail. All other
sections of this code inconsistent with this section are hereby repealed to the extent of the
inconsistency only.
4. Compliance: The use of any shoreland of public waters; the size and shape of lots; the use,
size, type and location of structures on lots; the installation and maintenance of water
supply and waste treatment systems, the grading and filling of any shoreland area; the
cutting of shore land vegetation; and the subdivision of land shall be in full compliance with
the terms of this section and other applicable regulations.
5. 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.
23
6. Severability: If any section, clause, provision, or portion of this section is adjudged
unconstitutional or invalid by a court of competent jurisdiction, the remainder of this
section shall not be affected thereby.
(C) Administration:
1. Variances: The planning commission shall hear and decide requests for variances in
accordance with the rules that it has adopted for the conduct of business. When a variance
is approved after the department of natural resources has formally recommended denial in
the hearing record, the notification of the approved variance required in subsection (C)2 of
this section shall also include the summary of the public record/testimony and the findings
of fact and conclusions that support the issuance of the variance.
2. Notifications To The Department Of Natural Resources: Copies of all notices of any public
hearings to consider variances, amendments, or conditional uses under local shore land
management controls must be sent to the commissioner of the department of natural
resources or the commissioner's designated representative and postmarked at least ten (10)
days before the hearings. Notices of hearings to consider proposed subdivisions/plats must
include copies of the subdivision/plat. A copy of approved amendments and
subdivisions/plats, and final decisions granting variances or conditional uses under local
shore land management controls must be sent to the commissioner of the department of
natural resources or the commissioner's designated representative and postmarked within
ten (10) days of final action.
(D) Shore land Classification System And Land Use Districts:
1. Shoreland Classification System: The public waters of the city of Farmington have been
classified below consistent with the criteria found in Minnesota regulations, part
6120.3300, and the protected waters inventory map for Dakota County, Minnesota.
Jra) -I Agcicultural Riv';, I ~~atiou
r----~ [--------~------------------------------I--- r----------------------------------------------
r-----TVermillion River l-r~l-13N, R. 20W, Secti~n 1 and
r-r--- iTT:114 N~-IZ-19w, Secti~~; 29,30, and 31
R. 20W, Section 36
(b) Tributary Rivers/Streams*
Creek
114N, R. 20W, Sections 3, 4, 8,9, 10, 11, 12,
13 and
24
I
T. 114N, R. 19W, Sections 18, 19, and 30
,,. .. Creek T. 114N, R. 19W, Section 30 and
, T. 114N, R. 20 W, Sections 15,16,17,21,22,25
and 26
South Creek T. 114N, R.20W, Sections 19,20,29,32,33,34,
35, and 36
I I
r--r---------------------------
*All protected watercourse in the city of Farmington shown on the protected waters
inventory map for Dakota County, a copy of which is hereby adopted by reference, not
given a classification above shall be considered "tributary".
The shore land area for these waterbodies shall be shown on the official zoning map.
2. Land Use Districts For Rivers And Streams: The land use districts identified in chapter 5 of
this title, and the allowable land use therein for the given classifications of water bodies,
shall be properly delineated on the official zoning map for the shorelands of Farmington.
use
Agricultural
Tributary
= conditional use
Residential District:
triplex, quad P P
residential
Extractive use C C
management P P
Parkslhistoric sites P P
Semipublic C C
Single residential P P
25
management P P
IParksihistoric ~h~;---------------------I------------P----------"---i--------p-------
r-------I-- [ Re~id~nti~lPUD------------------------I------------c---------------- r----------c--------
Semipublic C C
Duplex, triplex, quad
residential
P
P
(b)
Density Residential:
residential
P
P
C
C
'---~.I Commer~~l PUD-;--------i-c---------I C
r--~I Extractive u~-------------I-----c----------I----c---
management
p
p
sites
N
p
C
p
C
C
*Limited expansion of a commercial planned unit development involving up to six
(6) additional dwelling units or sites may be allowed as a permitted use provided the
provisions of the city's PUD requirements are satisfied.
3. Uses And Upgrading Of Inconsistent Land Use Districts:
(a) The land use districts adopted in this title, as they apply to shoreland areas and their
delineated boundaries on the official zoning map, are not consistent with the land use
district designation criteria specified above. These inconsistent land use district
designations may continue until revisions are proposed to change either the land use
district designation within an existing land use district boundary shown on the official
26
zoning map, or to modify the boundary of an existing land use district shown on the
official zoning map.
(b) When a revision to a land use district designation on a river or stream is proposed, the
land use district boundaries and the use provisions therein for all shoreland on both
sides of the river or stream within the same classification within the jurisdiction of this
section must be revised to make them substantially compatible within the framework of
this section. If the same river classification is contiguous for more than a five (5) mile
segment, only the shoreland for a distance of 2.5 miles upstream and downstream, or to
the class boundary if closer, need be evaluated and revised.
(c) When an interpretation question arises about whether a specific land use fits within a
given "use" category, the planning commission shall decide the issue. When a question
arises as to whether a land use district's boundaries are properly delineated on the
official zoning map, this decision shall be made by the city council.
(d) When a revision is proposed to an inconsistent land use district provision by an
individual party or landowner, this individual party or landowner will only be
responsible to provide the supporting and/or substantiating information for the specific
parcel in question. The city council will direct the city planner/community development
director to provide such additional information for this waterbody as is necessary to
satisfy the requirements under subsections (D)1 and (D)2 of this section.
(e) The city council shall make a detailed finding of fact and conclusion when taking final
action establishing that the revision, and the upgrading of any inconsistent land use
district designations on said waterbody, are consistent with the enumerated criteria and
use provisions of this subsection.
(E) Zoning And Water Supply/Sanitary Provisions:
1. Lot Area And Width Standards:
(a) Rivers/Stream Lot Width Standards: There is no minimum lot size requirement for rivers
and streams. The lot width standards (in feet) for single, duplex, triplex, and quad
residential lots created after the date of enactment of this section for the river and stream
classifications are the following:
150
75
Agricultural
225
115
300
150
375
190
27
(b) Additional Special Provisions: Residential subdivisions with dwelling unit densities
exceeding those in the table above can only be allowed if designed and approved as
residential planned unit developments. Lot width standards must be met at both the
ordinary high water level and at the building line. These standards assume that publicly
owned sewer system service is available to the property.
2. Placement, Design And Height Of Structures:
(a) Placement Of Structures On Lots: When more than one setback applies to a site, structures
and facilities must be located to meet all setbacks. Where structures exist on the adjoining
lots on both sides of a proposed building site, structure setbacks may be altered without a
variance to conform to the adjoining setbacks from the ordinary high water level,
provided the proposed building site is not located in a shoreline buffer area. Structures
and on site sewage treatment systems shall be set back (in feet) from the ordinary high
water level as follows:
r--~.--_.-.-.-._._---.-- .--.--.-.--.- r.--.-..-.-.-.-r---....--.----.---
I Sewage
Water Structures I Treatment
Classification Unsewered I Sewered Systems
I I
I. -----.--.-----.-..-.-..--- ~-----.---~. -..---.-..---.- ,--.-...---.---
.. Agricultural river 1100 \100 1100
.1 Tribut~ ;iver/s;eam f100 ----150-.-----1"75--------
Where averaging is allowed, structure setbacks cannot be less than fifty percent (50%) of
the minimum setback.
(b) Design Criteria For Structures:
(1) Water Oriented Accessory Structures: Each lot may have one water oriented
accessory structure not meeting the normal structure setback requirements of this
section if this water oriented accessory structure complies with the following
proVISIons:
A. The structure or facility must not exceed ten feet (10') in height, exclusive of
safety rails, and cannot occupy an area greater than two hundred fifty (250) square
feet. Detached decks must not exceed eight feet (8') above grade at any point.
B. The setback of the structure or facility from the ordinary high water level must be
at least ten feet (10').
C. The structure or facility must be treated to reduce visibility as viewed from public
waters and adjacent shorelands by vegetation, topography, increased setbacks, or
color, assuming summer, leaf-on conditions.
D. The roof may be used as a deck with safety rails but must not be enclosed or used
as a storage area.
28
E. The structure or facility must not be designed or used for human habitation and
must not contain water supply or sewage treatment facilities.
(2) High Water Elevations: Structures must be placed in accordance with any floodplain
regulations applicable to the site.
(3) Structures Without Water Oriented Needs: Structures without water oriented needs
must be placed on nonriparian lots, or be double the structure setback, or screened
from view from public waters by vegetation, topography, or both. (Ord. 002-477, 7-
15-2002)
3. Shore land Buffer Areas:
(a) Application: For lots of record created after July 15,2002, a buffer area shall be
maintained abutting all rivers and streams. Buffer vegetation shall be established and
maintained in accordance with the requirements that follow.
(b) Buffer Area Vegetation Requirements: Where acceptable natural vegetation exists in
buffer areas, the retention of such vegetation in an undisturbed state is required unless
approval to replace such vegetation is received. A buffer has acceptable vegetation if it:
(1) Has a continuous, dense layer of perennial grasses that has been uncultivated or
unbroken for at least five (5) consecutive years; or
(2) Has an overstory of trees and/or shrubs that has been uncultivated or unbroken for
at least five (5) consecutive years; or
(3) Contains a mixture of the plant communities in subsections (E)3(b)(1) and
(E)3(b)(2) ofthis section that has been uncultivated or unbroken for at least five (5)
years.
(c) Maintenance Of Buffer Areas: Buffers shall be staked and protected in the field prior to
construction unless the vegetation and the condition of the buffer are considered
inadequate. Existing conditions vegetation will be considered unacceptable if:
(1) Topography or sparse vegetation tends to channelize the flow of surface water.
(2) Some other reason the vegetation is unlikely to retain nutrients and sediment. (Ord.
008-593, 12-1-2008)
(d) Requirements For Replanting: Where buffer vegetation and conditions are
unacceptable, or have been cultivated or otherwise disturbed within ten (10) years of
the permit application, or where approval has been obtained to replant, buffers shall be
replanted and maintained according to the following standards:
(1) Buffers shall be planted with a native seed mix approved by MnDOT, BWSR,
NRCS or the Dakota SWCD, with the exception of a onetime planting with an
annual nurse or cover crop. Plantings of native forbs and grasses may be
substituted for seeding. All substitutions must be approved by the city.
29
Groupings/clusters of native trees and shrubs, of species and at densities
appropriate to site conditions, shall also be planted throughout the buffer area.
(Ord.009-602,3-16-2009)
(2) The seed mix and planting shall be broadcast/installed according to MnDOT,
BWSR, NRCS or Dakota SWCD specifications. The selected seed mixes and
plantings for permanent cover shall be appropriate for the soil site conditions and
free of invasive species.
(3) Buffer vegetation (both natural and created) shall be protected by erosion and
sediment control measures during construction. (Ord. 008-593, 12-1-2008)
(4) During the first five (5) full growing seasons, except where the city has determined
vegetation establishment is acceptable, the owner or applicant must replant buffer
vegetation where the vegetative cover is less than ninety percent (90%). The owner
or applicant must assure reseeding or replanting if the buffer changes at any time
through human intervention or activities. (Ord. 009-602, 3-16-2009)
(5) No fertilizer shall be used in establishing new buffer areas.
(6) Applicants may obtain from the city a set of standard seeding and planting
specifications for buffer areas, which meet all the city requirements.
(e) Buffer Identification: Buffer areas shall be identified by permanent monumentation
acceptable to the city. In residential subdivisions, a monument is required for each lot.
In other situations, a monument is required for each three hundred feet (300') of
wetland edge.
(f) Vegetation Clearing Or Removal: The clearing and removal of vegetation in the buffer
area is prohibited, except for selective clearing and pruning of individual trees that are
dead, diseased, noxious weeds, or hazards. Owners are encouraged to leave dead trees
and branches in the buffer area, because they are part of the native natural environment
and provide necessary habitat to many birds and native wildlife.
(g) Dumping In Buffer Areas: Dumping yard waste in buffer areas, including leaves and
grass clippings, is prohibited by this section.
(h) Determination Of Buffer Areas: All buffer areas are measured from the ordinary high
water level as marked in the field.
(i) Minimum Buffer Areas: Buffers shall be established adjacent to major waterways as
shown and classified on map 1 - Vermillion River watershed attached to the VRWJPO
standards, and as described for the various classifications below. (Ord. 008-593, 12-1-
2008)
(1) Conservation corridor; lower reach (Vermillion River downstream ofBiscayne
Avenue): One hundred fifty foot (150') average, one hundred foot (100') minimum
measured from the edge of the meander belt of the river.
30
(2) Conservation corridor; upper reach (Vermillion River upstream ofBiscayne Avenue
and South Branch Vermillion River): One hundred fifty foot (150') average, one
hundred foot (100') minimum measured from the edge of the meander belt of the
fiver.
(3) Aquatic corridor; principal connector: Required buffer width one hundred foot
(100') average, sixty five foot (65') minimum measured from the edge of the
meander belt of the river.
(4) Aquatic corridor; principal connector with trout stream designation: One hundred
foot (100'), no averaging, as required by the general permit authorizatioR to
discharge stornrNater associated with construction aetivity under the Rational
pollutBflt discharge elimination system/state disposal system permit program. permit
}.iN R100001 (NPDES general construction permit) issued by the MiHflesota
pollutant control ageRey, August 1,2008.
(5) Aquatic corridor; tributary connector: Fifty foot (50') average, thirty five foot (35')
minimum, plus two feet (2') for every one percent (1%) of slope measured from the
edge of the meander belt ofthe tributary.
(6) Water quality corridor: Thirty foot (30') average, twenty foot (20') minimum where
there is a flow path for concentrated surface runoff measured from the centerline of
the flow path. (Ord. 009-602, 3-16-2009)
G) Buffer Averaging: The city may recommend buffer averaging for buffers in areas
designated manage 1, manage 2 or greenway corridors in instances where it will
provide resource protection to a valuable adjacent upland habitat, or allow for
reasonable use of property, provided that the total buffer area on site contained in the
buffer area remains the same. No buffer averaging is allowed for trout stream buffers.
(k) Public Trail Exemption: Public trails that are routed through stream buffers for specific
interpretive purposes shall be exempted from this requirement.
(1) Maximum Width: If the area of the buffer has a preconstruction slope of twelve percent
(12%) or greater, the buffer shall be at the maximum width for the applicant's stream
classification. The use of a meandering buffer area to maintain a natural appearance is
encouraged, but not required in areas of flat topography.
(m) Stream Buffer Area Mitigation: Where alteration of a stream buffer area is approved
and mitigation is required, mitigation must result in equal or improved buffer function
and value. Mitigation plans must address water quality protection and wildlife habitat.
The following criteria shall be required for stream buffer area mitigation:
(1) Buffer Replacement: Buffers must be required at a one to one (1 : 1) ratio. The buffer
requirement associated with the stream classification will be required for the
replacement buffer, unless replacement is occurring adjacent to a stream with a
higher classification. In this case, the buffer area requirement for the higher stream
classification will apply.
31
(2) Mitigation Goals: Mitigation shall be equal to or shall improve buffer function and
value. The function and value will include protection of water quality and provision
of wildlife habitat.
(3) Wildlife Diversity: Mitigation involving the buffer area shall provide landscaping
for nesting, food for wildlife, wildlife cover, and utilize a diversity of native flora
(trees, shrubs, grasses, herbaceous plants) to encourage wildlife diversity.
(4) Trout Streams: Mitigation in buffer areas along trout streams shall require
landscaping that protects trout habitat, such as trees, shrubs, and tall native grasses
that shade the stream.
(5) Area Of Mitigation: Stream buffer mitigation should be undertaken on site. If this is
not feasible, mitigation should occur locally within the subwatershed. If this is not
possible, mitigation should occur outside the subwatershed, elsewhere in the city.
(6) Buffer Plantings: Stream buffer area plantings that are completed for mitigation
shall meet the standards for plantings specified in subsection (E)4 of this section.
(Ord. 008-593, 12-1-2008)
4. Shoreland Alterations: Alterations of vegetation and topography will be regulated to
prevent erosion into public waters, fix nutrients, preserve shoreland aesthetics, preserve
historic values, prevent bank slumping, and protect fish and wildlife habitat.
(a) Vegetation Alteration:
(1) Standards: Removal or alteration of vegetation, except of agricultural uses as
regulated in subsection (E)7 of this section is allowed subject to the following
standards:
A. Intensive vegetation clearing within the shore zone and on steep slopes is
prohibited.
B. In shore impact zones and on steep slopes, limited clearing of trees and shrubs
and cutting, pruning, and trimming of trees is allowed to provide a view to the
water from the principal dwelling site and to accommodate the placement of
stairways and landings, picnic areas, access paths, livestock watering areas, beach
and watercraft access areas, and permitted water oriented accessory structures or
facilities, provided that:
i. The screening of structures, vehicles, or other facilities as viewed from the water,
assuming summer, leaf-on conditions, is not substantially reduced;
ii. Existing shading of water surfaces is preserved along rivers; and
iii. The above provisions are not applicable to the removal of trees, limbs, or
branches that are dead, diseased, or pose safety hazards.
32
(2) Exemption: Vegetation alteration necessary for the construction of structures and
sewage treatment systems and the construction of roads and parking areas regulated
by subsection (E)5 of this section are exempt from this subsection.
(b) Topographic Alterations/Grading And Filling:
(1) Grading and filling and excavations necessary for the construction of structures,
sewage treatment systems, and driveways under validly issued construction permits
for these facilities do not require the issuance of a separate grading and filling
permit. However, the grading and filling standards in this section must be
incorporated into the issuance of permits for construction of structures, sewage
treatment systems, and driveways.
(2) Public roads and parking areas are regulated by subsection (E)5 of this section.
(3) Notwithstanding subsections (E)4(b)(1) and (E)4(b)(2) of this section, a grading and
filling permit will be required for:
A. The movement of more than ten (10) cubic yards of material on steep slopes or
within shore or bluff impact zones; and
B. The movement of more than fifty (50) cubic yards of material outside of steep
slopes and shore and bluff impact zones.
Excavations where the intended purpose is connection to a public water, such as
boat slips, canals, lagoons, and harbors, must be controlled by local shoreland
controls. Permission for excavations may be given only after the commissioner has
approved the proposed connection to public waters.
(4) Conditions For Approval: The following considerations and conditions must be
adhered to during the issuance of construction permits, grading and filling permits,
conditional use permits, variances and subdivision approvals:
A. Grading or filling in any type 2,3,4,5,6, 7 or 8 wetland must be evaluated to
determine how extensively the proposed activity would affect the following
functional qualities ofthe wetland *:
i. Sediment and pollutant trapping and retention;
ii. Storage of surface runoff to prevent or reduce flood damage;
iii. Fish and wildlife habitat;
iv. Recreational use;
v. Shoreline or bank stabilization; and
vi. Noteworthiness, including special qualities such as historic significance, critical
habitat for endangered plants and animals, or others.
33
*This evaluation must also include a detennination of whether the wetland
alteration being proposed requires pennits, reviews, or approvals by other local,
state, or federal agencies such as a watershed district, the Minnesota department of
natural resources, or the United States army corps of engineers. The applicant will
be so advised.
B. Alterations must be designed and conducted in a manner that ensures only the
smallest amount of bare ground is exposed for the shortest time possible;
C. Mulches or similar materials must be used, where necessary, for temporary bare
soil coverage, and a pennanent vegetation cover must be established as soon as
possible;
D. Methods to minimize soil erosion and to trap sediments before they reach any
surface water feature must be used;
E. Altered areas must be stabilized to acceptable erosion control standards
consistent with the field office technical guides of the local soil and water
conservation districts and the United States soil conservation service;
F. Fill or excavated material must not be placed in a manner that creates an
unstable slope;
G. Plans to place fill or excavated material on steep slopes must be reviewed by
qualified professionals for continued slope stability and must not create finished
slopes ofthirty percent (30%) or greater;
H. Fill or excavated material must not be placed in bluff impact zones;
I. Any alterations below the ordinary high water level of public waters must first be
authorized by the commissioner under MSA, section 105.42;
J. Alterations of topography must only be allowed if they are accessory to
pennitted or conditional uses and do not adversely affect adjacent or nearby
properties;
K. Placement of natural rock riprap, including associated grading of the shoreline
and placement of a filter blanket, is pennitted if the finished slope does not exceed
three feet (3 ') horizontal to one foot (1 ') vertical, the landward extent of the riprap
is within ten feet (10') of the ordinary high water level, and the height of the riprap
above the ordinary high water level does not exceed three feet (3').
5. Placement Of Roads, Driveways, And Parking Areas:
(a) Design Requirements: Public and private roads and parking areas shall be designed to
take advantage of natural vegetation and topography to achieve maximum screening
from view from public waters. Applicants shall provide documentation by a qualified
engineer establishing that all roads and parking areas are designed and constructed to
minimize and control erosion to public waters consistent with the field office technical
34
guides of the local soil and water conservation district, or other applicable technical
materials.
(b) Setbacks: Roads, driveways, and parking areas must meet structure setbacks and must
not be placed within bluff and shore impact zones, when other reasonable and feasible
placement alternatives exist. If no alternatives exist, they may be placed within these
areas, and must be designed to minimize adverse impacts.
(c) Shore Impact Zones: Public and private watercraft access ramps, approach roads, and
access related parking areas may be placed within the shore impact zones provided the
vegetative screening and erosion control conditions of this subsection are met. For
private facilities, the grading and filling provisions of this section must be met.
6. Storm Water Management:
(a) Natural Drainageways: When possible, existing natural drainageways, wetland, and
vegetated soil surfaces must be used to convey, store, filter, and retain storm water
runoff before discharge to public waters.
(b) Reduction Of Runoff Volumes: Development must be planned and conducted in a
manner that will minimize the extent of disturbed areas, runoff, velocities, erosion
potential, and reduce the delay runoff volumes. Disturbed areas must be stabilized and
protected as soon as possible and facilities or methods used to retain sediment on the
site.
(c) Design Criteria: When development density, topographic features, and soil and
vegetation conditions are not sufficient to adequately handle storm water runoff using
natural features and vegetation, various types of constructed facilities, such as
diversion, settling basins, skimming devices, dikes, waterways, and ponds may be used.
Preference must be given to designs using surface drainage, vegetation, and infiltration
rather than buried pipes and manmade materials and facilities.
(d) Impervious Surface Coverage: Impervious surface coverage of lots must not exceed
twenty five percent (25%) of the lot area.
(e) Documentation Required: When constructed facilities are used for storm water
management, documentation must be provided by a qualified engineer that they are
designed and installed consistent with the field office technical guide of the local soil
and water conservation district.
(f) Storm Water Outfalls: New constructed storm water outfalls to public waters must
provide for filtering or settling of suspended solids and skimming of surface debris
before discharge.
7. Agricultural Use Standards:
(a) General Requirements: General cultivation farming, grazing, nurseries, horticulture,
truck farming, sod farming, and wild crop harvesting are permitted uses if steep slopes
and shore impact zones are maintained in permanent vegetation or operated under an
approved conservation plan (resource management systems) consistent with the field
35
office technical guides ofthe local soil and water conservation districts or the United
States soil conservation service, as provided by a qualified engineer or agency. The
shore impact zone for parcels with permitted agricultural land uses is equal to a line
parallel to and fifty feet (50') from the ordinary high water level.
(b) Animal Feedlot Standards: Animal feedlots must meet the following standards:
(1) New feedlots must not be located in the shoreland or watercourses or in bluff
impact zones, and must meet a minimum setback of three hundred feet (300') from
the ordinary high water level of all public water basins; and
(2) Modifications or expansions to existing feedlots that are located within three
hundred feet (300') of the ordinary high water level or within a bluff impact zone
are allowed if they do not further encroach into the existing ordinary high water
level setback or encroach on bluff impact zones.
(F) Nonconformities: All legally established nonconformities as of the date of this section may
continue, but they will be managed according to applicable state statutes and other
regulations of this community for the subjects of alterations and additions, repairs after
damage, discontinuance of use and intensification of use.
1. Construction On Nonconforming Lots Of Record:
(a) Lots of record in the office of the county recorder on the date of enactment of local
shore land controls that do not meet the requirements of subsection (E) I of this section
may be allowed as building sites without variance from lot size requirements provided
the use is permitted in the zoning district, the lot has been in separate ownership from
abutting lands at all times since it became substandard, was created compliant with
official controls in effect at the time, and sewage treatment and setback requirements of
subsection (E) 1 of this section are met.
(b) A variance from setback requirements must be obtained before any use, sewage
treatment system, or building permit is issued for a lot. In evaluating the variance, the
board of adjustment shall consider sewage treatment and water supply capabilities or
constraints of the lot, and shall deny the variance if adequate facilities cannot be
provided.
(c) If, in a group of two (2) or more contiguous lots under the same ownership, any
individual lot does not meet the requirements of subsection (E) 1 of this section, the lot
must not be considered as a separate parcel of and for the purposes of sale or
development. The lot must be combined with one or more contiguous lots so they equal
one or more parcels of land, each meeting the requirements of subsection (E) 1 of this
section as much as possible.
2. Additions/Expansions To Nonconforming Structures:
(a) Structure Additions: All additions or expansions to the outside dimensions ofan
existing nonconforming structure must meet the setback, height and other requirements
of subsection (E) of this section. Any deviation from these requirements must be
authorized by a variance.
36
(b) Deck Additions: Deck additions may be allowed without a variance to a structure not
meeting the required setback from the ordinary high water level if all of the following
criteria and standards are met:
(1) The structure existed on the date the structure setbacks were established;
(2) A thorough evaluation ofthe property and structure reveals no reasonable location
for a deck meeting or exceeding the existing ordinary high water level setback of
the structure;
(3) The deck encroachment toward the ordinary high water level does not exceed
fifteen percent (15%) of the existing setback of the structure from the ordinary high
water level or does not encroach closer than thirty feet (30'), whichever is more
restrictive; and
(4) The deck is constructed primarily of wood, and is not roofed or screened. (Ord.
002-477, 7-15-2002)
11-4-7: STORM DRAINAGE:
(A) Subdivision Design: All subdivision design shall incorporate adequate provisions for
stormwater runoff consistent with the Farmington stormwater management plan and the city
of Farmington standard detail plates and engineering guidelines. At the time each plat or
replat is approved, a connection charge shall be made for past, present or future storm sewer
costs, payable in cash, and shall be deposited in the "city surface water management fund".
The monies so collected will be used in accordance with the Farmington comprehensive
drainage plan. Connection charges shall be determined as set forth in the city fee schedule, on
file with the city. The cash payment may be deferred, at an interest rate determined by
resolution of the city council, to the time the first stage of development takes place, so long as
the terms of deferment are set forth in a developer's agreement executed by the city and the
owner of the plat.
(B) Postconstruction Water Quality Criteria:
1. Postconstruction stormwater runoff quality measures shall meet the standard for the
NPDES general construction permit authorization to disehffi'ge stormwater associated with
construction acti',ity under the national pollutant discharge elimination system/state
disposal system permit program permit MN Rl 0000 1 (NPDES general eonstrnetion permit)
issued by the Mmnesota pollution control agency, August 1,2008, as am:ended; except
where more specific requirements are provided in subsections (B)2, (B)3, (B)4 and (B)5 of
this section. (Ord. 009-604, 3-16-2009)
2. Infiltration/filtration options, and credits described under runoff volume control criteria,
subsection (E)2 of this section, are the preferred approach to satisfying the water quality
treatment requirements of the NPDES general construction permit in areas that drain to the
trout stream portions of the Vermillion River and its tributaries where such areas do not
first drain to a water body with ten (10) or more acres of open water.
37
3. Ponds with permanent wet pools are allowed in areas tributary to the trout stream portions
of the Vermillion River and its tributaries where such areas do not first drain to a water
body with ten (10) or more acres of open water, if the applicant demonstrates:
(a) No net increase in the temperature of the discharge for the 2-year, 24-hour event with
the use of alternative technologies and has met the volume control requirements of
these standards; or
(b) That the wet pond is designed for zero discharge for the 2-year, 24-hour storm; or
(c) That the volume control requirements of these standards are met and the following
measures are used to the extent practical in order of decreasing preference:
(l) The wet pond is designed with a combination of measures such as shading, filtered
bottom withdrawal, vegetated swale discharges, or constructed wetland treatment
cells that will limit temperature increases.
(2) Additional volume control measures and credits are used beyond that required to
meet the runoff volume standards as a means of limiting the frequency and duration
of discharges from the pond.
4. The water quality control volumes necessary to meet the NPDES general construction
permit that are satisfied using infiltration or filtration technologies (filtration only on type C
and D soils) can count toward the volume control requirements ofthese standards.
5. Ponds with overflows or outlets located below the seasonally high water table are allowed
only where it can be demonstrated that there is a reasonable need for such an outlet to
control seepage damage to existing structures.
6. Redevelopment projects are required to incorporate water quality BMPs to the extent
practical. (Ord. 008-594, 12-1-2008)
(C) Runoff Temperature Control Criteria:
1. Postconstruction runoff criteria for controlling temperature increases relies on the
establishment of buffers as specified in the buffer standard; the prioritization of temperature
sensitive BMPs such as infiltration and filtration, and the designation of temperature
sensitive wet pond design approaches in the postconstruction water criteria above; and the
control of runoff volume increases and the use of credits with the runoff volume control
criteria below. No additional specific temperature criteria are incorporated since these other
areas of the standards emphasize approaches sensitive to runoff temperature. However,
since these other areas ofthe standards allow flexibility, and in some cases waivers, permit
applications involving the creation of one or more acres of new impervious surface in the
trout stream portions of the Vermillion River and its tributaries where such areas do not
first drain to a water body with ten (10) or more acres of open water: a) must include a
narrative description of the temperature sensitive practices incorporated; and b) the city or
the VRWJPO may limit or deny waivers, or may require additional runoff temperature
BMPs, ifthe city or the VRWJPO finds that the site design does not minimize the potential
for runoff temperature increases. (Ord. 009-604, 3-16-2009)
38
(D) Peak Runoff Rate Control Criteria:
1. A hydrograph method based on sound hydrologic theory will be used to analyze runofffor
the design or analysis of flows and water levels. (Ord. 008-594, 12-1-2008)
2. Runoff rates for proposed activities and development shall:
(a) Apply land cover conditions existing in 2005 as the baseline for existing conditions in
runoff calculations.
WtiUNot exceed existing runoff rates for the I-year and 10-year critical duration storm
events.
fb1W Be implemented by the city such that peak runoff rate controls keep future peak flood
flows for the Vermillion River 100-year, 4-day event from increasing above existing
conditions peak flows. (While the YRWJPO works t{) develop numerical standards at a
subv,'atershed scale, the standard will be implemented as fol1o','/s: Runoff rates for
proposed activities and deyelopment shall not exceed the existing rate for the 100 year
critical duration storm eyent.) (Ord. 009-604,3-16-2009)
(d) Numerical flow standards must be adopted at intercommunity boundaries as identified
in the Vermillion River Watershed Joint Powers Organization Hydrologic Model
(2009).
3. Detention basins with permanent wet pools are allowed in areas tributary to the trout
stream portions ofthe Vermillion River provided post-eonstruction ',vater quality criteria the
requirements in subsection B(3) of this section are met. (Ord. 008-594, 12-1-2008)
(E) Runoff Volume Control Criteria:
1. Development that creates one acre or more of new impervious surface must incorporate
volume control practices into the design sufficient to hold the runoff volume for the 2-year,
24-hour storm at predevelopment conditions. Determination of the necessary control
volume to achieve this standard can be completed by the city on a regional basis and
included in an approved local ',yater plan, or calculated on a site by site basis for each
individual proposal.
2. Credits for site design are the preferred methods for meeting the volume control
requirements and shall be considered prior to the design of infiltration or filtration facilities.
3. The water quality control volumes necessary to meet the NPDES general construction
permit that are satisfied using infiltration or filtration technologies (filtration only on type C
and D soils) can count toward the volume control requirements of these standards.
4. When using infiltration for volume control, infiltration volumes and facility sizes shall be
calculated:
39
(a) Using the appropriate hydrological soil group classification and saturated infiltration
rate shown below:
Hydrologic soil type A: 0.30 inch per hour
Hydrologic soil type B: 0.15 inch per hour
Hydrologic soil type C: 0.07 inch per hour
or,
(b) Using documented site specific infiltration or hydraulic conductivity measurements
completed by a licensed soil scientist or engineer, or
(c) Using the method provided in the "Minnesota Stormwater Manual" volume 2 (MPCA
2005) pages 18 through 21 of chapter 12-INF. The design shall consider the infiltration
rates ofthe least permeable horizon within the first five feet (5') below the bottom of
the infiltration practice. The system shall be capable of infiltrating the required volume
in seventy two (72) hours.
5. Constructed infiltration facilities, such as infiltration basins and trenches:
(a) Can only be used if there is pretreatment of stormwater runoff designed to protect the
infiltration system from clogging with sediment and to protect ground water quality;
(b) Cannot be used within four hundred feet (400') of a municipal or other community
supply well or within one hundred feet (100') of a private well unless specifically
allowed by an approved wellhead protection plan;
(c) Cannot be used for runoff from fueling and vehicle maintenance areas and industrial
areas with exposed significant materials;
(d) Cannot be used on areas with less than three feet (3') vertical separation from the
bottom of the infiltration system and the seasonal high water table;
(e) Cannot be used in type D soils.
6. Infiltration areas must be fenced or otherwise protected from disturbance before the land
disturbing activity starts.
7. Volume control amounts may be waived by the city or the VRWJPO for sites with
predominately type C and D soils, or where a shallow water table prevents construction of
infiltration systems, provided the following are met in order of decreasing preference:
(a) Credits and site design practices to minimize the creation of connected impervious
surfaces are used to the extent practical.
(b) Underdrains are used to promote filtration instead of infiltration.
40
8. Vegetation used in conjunction with infiltration systems must be tolerant of urban
pollutants, and the range of soil moisture conditions anticipated. (Ord. 009-604, 3-16-
2009)
(F) Drainage Alteration:
1. Outlets from landlocked basins with a tributary drainage area of one hundred (100) acres or
more will be allowed, provided such outlets are consistent with other portions of these
standards, state and federal regulations, and the downstream impacts, riparian impacts, and
habitat impacts of such outlets have been analyzed and no detrimental impacts result. The
analysis and determination of detrimental impacts shall:
(a) Use a hydro graph method based on sound hydrologic theory to analyze runoff for the
design or analysis of flows and water levels;
(b) Ensure a hydrologic regime consistent with the peak runoff rate control criteria and the
runoff volume control criteria of these standards;
(c) Ensure the outlet does not create adverse downstream flooding or water quality
conditions, or materially affect stability of downstream major waterways;
(d) Maintain dead storage within the basin to the extent possible while preventing damage
to property adjacent to the basin;
(e) Ensure that the low floors of new structures adjacent to the basin are set consistent with
the floodplain alterations standards; and
(f) Ensure that proposed development tributary to the landlocked basin has incorporated
runoff volume control practices to the extent practical.
2. Artificial drainage, flow obstruction, and diversions involving waterways, public waters,
public water wetland, wetlands with drainage areas of six hundred forty (640) acres or more
will be allowed provided such alterations or diversions are consistent with other portions of
these standards, state and federal regulations, and the downstream impacts, riparian impacts
and habitat impacts of such alterations or diversions have been analyzed and no detrimental
impacts result. Proposals for drainage alterations and diversions shall demonstrate that:
(a) There is a reasonable necessity for such drainage alteration or diversion to improve or
protect human health and safety, or to improve or protect aquatic resources;
(b) Reasonable care has been taken to avoid unnecessary injury to upstream and
downstream land;
(c) The utility or benefit accruing to the land on which the drainage will be altered
reasonably outweighs the gravity of the harm resulting to the land receiving the burden;
and
(d) The drainage alteration or diversion is being accomplished by reasonably improving
and aiding the normal and natural system of drainage according to its reasonable
41
carrying capacity, or in the absence of a practicable natural drain, a reasonable and
feasible artificial drainage system is being adopted.
3. Drainage alterations, diversions, and landlocked basin outlets shall be provided with stable
channels and outfall. (Ord. 008-594, 12-1-2008)
SECTION 2, Effective Date. This ordinance shall be effective upon its passage and publication
according to law.
ADOPTED this
day of
,2010, by the City Council of the City of Farmington.
CITY OF FARMINGTON
By:
Todd Larson, Mayor
ATTEST:
By:
Peter Herlofsky, Jr., City Administrator
SEAL
Approved as to form the
day of
,2010.
By:
Joel Jamnik, City Attorney
Published in the Farmington Independent the _ day of
,2010.
42
City..of..Farmington
430 Third Street
Farmington, Minnesota
651.280.6800. Fax 651.280.6899
www.cLfarmington.mn.us
TO:
Planning Commission
FROM:
Tony Wippler, Assistant City Planner
SUBJECT:
Pizza Man Restaurant Expansion - Site Plan
DATE:
October 12, 2010
INTRODUCTION I DISCUSSION
Ed Endres, owner of Pizza Man Restaurant is proposing to construct an approximately 800 square foot
expansion to his existing building at 409 3rd Street in downtown Farmington. The new addition will be
constructed on the south end of the existing building adjacent to the alleyway. The site plan is attached as
Exhibit A.
Site Plan Review
According to the City Code, site plan review and approval by the Planning Commission is required for all
commercial development. Through this process, the Commission reviews general site design, including
setbacks, access, parking, landscaping, and other potential impacts to surrounding properties.
Mr. Endres is proposing to expanded his business by approximately 800 square feet in order to add dine-in
seating and a bar area (please note the floor plan attached as Exhibit B). Additionally, an outdoor seating area is
being proposed on the east side of the addition. The subject property is zoned B-2 (Downtown Business) and
the use is permitted. Below are the lot and building requirements for a property zoned B-2:
Required
Proposed I Existing
· Lot Area
· Lot Width
. Front Yard Setback (west side):
. Side Yard Setback (north & south side):
. Building Height:
. Maximum Lot Coverage:
5,000 sf
50 feet
o feet
o feet
45 feet
100%
5,000 sf
50 feet
o feet
o feet (north); and 3 feet (south)
17 feet
39.92% (proposed)
As you can see the proposal meets all of the above referenced requirements.
The site plan shows 4 gravel parking stalls located in the southeast comer of the site (including 1 handicap
accessible space). As previously mentioned the property is zoned B-2, therefore, no off-street parking is
required. However, if parking is provided, the parking area must be graded for proper drainage and surfaced
with concrete or bituminous as outlined in Section 10-6-4 of the zoning ordinance. This will be made a
requirement of the site plan approval. Additionally, a gravel walkway is shown leading from the parking area to
an existing concrete stoop on the east side of the existing building. It may be beneficial, though it is not a code
requirement, to concrete this walkway.
An outdoor seating area is proposed on the east side of the new addition. The area will consist of brick pavers
and will be defined by a six foot tall privacy fence. The site plan shows the fence as being constructed of cedar.
If you will recall, a recent amendment was approved to the Downtown Commercial Design standards regarding
the types of fencing allowed in the DCD district. The fencing will have to be constructed of one of the
following types of material:
a) wrought iron
b) vinyl
c) ornamental aluminum
This will be made a requirement of the site plan approval.
Elevations
The proposed building elevations are shown on the attached sheets A4 - AS. The exterior walls will consist of
vertical hardi-board panels with a five foot band of brick veneer on the bottom. The Downtown Commercial
Design Standards require the following concerning building material and design:
"In the case of new construction, renovations, or additions, seventy percent (70%) or more of the total
surface area of exterior walls exposed to public view shall consist of a mixture of two (2) or more of the
predominant downtown finish materials (clay, brick, stucco, natural stone, ornamental concrete; except
for portions of exterior walls not visible from the public viewshed). Extruded metal storefront framing
may be used only on window and door frames."
And
"Preassembled clay brick panels, artificial stucco, decorative precast units resembling stone, and other
modem materials may be used that similarly match the appearance of historic materials. "
The hardi-board material is a concrete siding. The Planning Commission must determine if the hardi-board
panels proposed meets the standard for "ornamental concrete" mentioned above. It should be noted that there is
no definition defining exactly what constitutes ornamental concrete in the City Code.
Decorative lighting is shown on the 3rd Street fayade.
Signage
Wall signage is proposed for the western fayade. Two signs are proposed, combining for a total of 111.96
square feet in area. The sign code stipulates that wall signage in the B-2 zoning district can comprise 14% of
the building fayade. The total fayade area proposed, including the expansion, will be approximately 714 square
feet. The proposed percent signage on the front facade is 15.68%. The overall sign area of the proposed signs
will have to be reduced in order to make the 14% requirement. This will be a condition of approval. A sign
permit will have to be applied for and approved for any exterior signage to be installed.
Engineering
The applicant will need to submit additional information to the Engineering Division at the time of building
permit submission on how drainage will occur on site. Drainage cannot negatively impact surrounding
properties.
ACTION REQUESTED
City staff recommends approval of the Pizza Man Restaurant site plan contingent upon the following:
1. Submission of additional information to the City's Engineering Division regarding how storm
drainage will be handled on this site.
2. The off-street parking area must be graded appropriately and surfaced with concrete or bituminous in
accordance with Section 10-6-4 of the zoning ordinance.
3. The fencing surrounding the outdoor seating area must be constructed of one of the following
materials: wrought iron, vinyl or ornamental aluminum.
4. The overall signage area proposed will have to be reduced to meet the 14% facade coverage
requirement. A sign permit will have to be submitted to and approved by the Planning Division for
all exterior signage.
5. The Planning Commission making a determination regarding if the hardi-board panels being
proposed meet the "ornamental concrete" standard within the DCD design standards.
6. Submission and approval of a building permit.
Respectfully submitted,
SJ::..4 City Planner
Cc: Ed Endres, Pizza Man Restaurant
Mike Eckardt, Archos Architecture & Design, P.A.
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Organizing steps to becoming recognized as a GreenStep City
Of Minnesota's 855 cities, approximately 500 are under 1,000 in population, 83% are under 5,000 in
population, and 35 have a population over 25,000. With such a diversity of cities, no one set of process
steps will fit all cities in organizing work to become a GreenStep City. Depending on your city, work
may start mostly at the city staff or city council level and fit well into existing plans and efforts, moving
later to incorporate and leverage work efforts by civic organizations. Or the impetus for implementing
GreenStep best practices may start with a civic group and be mostly done by community members and
community organizations, with the city council in a supportive and active role as needed.
Adapt this guide as best fits your city and the individuals who are working to make your city a
GreenStep City.
1. Build community knowledge and interest.
o Anvone can start this: a city staff person, an interested citizen, a citizen member of a city council
committee or task force, a mayor, city council member, business association member, civic
association member, environmental or public health group, renewable energy advocate, etc.
o Become familiar with GreenStep best practices and which of them other cities in Minnesota have
implemented. Determine your city category so you know the minimum number of best practices
your city must have implemented to be recognized as a GreenStep City.
o Talk with key people and organizations in your city, discuss at existing meetings, and convene special
meetings to discuss as appropriate.
o Invite. as needed. a GreenStep program representative to come visit your city and talk about
GreenStep. Contact the MPCA's GreenStep Cities program coordinator to discuss who might be
available.
o Discuss with an official city body. This could be a city council, a council committee, a city task force,
or some other group charged by city government to work on civic improvement.
2. Approve a city council resolution to work toward GreenStep Cities recognition.
o Use the sample resolution and modify it as needed in discussion with city council members or in a
city council committee meeting.
o Introduce a resolution to the city council. Depending on the practice in your city, more or less detail
will have to be spelled out in the proposed resolution.
o Specify in the resolution - or direct city staff to determine later - (1) a GreenStep coordinator for
your city (the coordinator could be an existing city staff person or entity, or task force, or an
appointed community member), and (2) a short list of which GreenStep best practices the city
initially plans to implement.
3. Register and post initial information on the GreenStep Cities web site.
Note: During summer and fall 2010 the MPCA may need to enter information onto the GreenStep web site
for you until the web site is fully interactive and self-serve.
o E-mail vourcitvresolutionand GreenStepcontact informationtotheMPCA.This will allow the
MPCA to set up a web account on the GreenStep Cities web site for your city.
o Enter simple information about your city on the web site - details including city population, city
category and city web site address.
,,/'
a Indicate which best practices the citv initiallv plans to implement. This will help the GreenStep Cities
steering committee and others understand in which topical areas cities have a strong interest and in
which areas training and greater assistance may be most important.
a Provide brief detail on best practices previouslv implemented. For example, if you check off the
action Increase the number of bike facilities under the Mobility Options best practice, tell us how
many, for example, bike racks the city/the city and its partners installed, a web address on your city
web site (if any) that talks about your efforts (or upload a planning document you may have used,
such as an area bike plan), any success measures (such as: bike path use increased 20% during
2005), and the name and e-mail of the person most knowledgeable about this accomplishment so
that other cities seeking to replicate your success can learn from it. Some cities may find it
easier/cheaper to use a student intern to gather and post this information.
~ Congratulations! You are now recognized as a Step One GreenStep City! During fal/2010 there will
be Step One recognition artwork/materials you can use to let others know of your accomplishment.
4. Get organized to begin work on implementing best practices.
a As needed. educate citv staff and officials about sustainabilitv. Sustainability may not be the term
used by your city, but current actions the city may be taking to increase city resiliency to financial
pressures, to increase livability and to prevent future environmental costs certainly fall under the
sustainability focus of GreenStep Cities and should be understood by elected officials and staff.
a Convene a small working group. The GreenStep coordinator for the city should call together key
people within city government (and outside of city government as appropriate at this stage) to make
decisions such as:
· How to work with existing city/civic groups and initiatives to implement best practices
· Who should be on a GreenStep steering committee (which could be an existing group), what
this committee needs to do (e.g., review progress on implementing best practices), and how
often it needs to meet
· How often and using what criteria the GreenStep steering committee should report back to
the city council
a Specifv implementation action's) and a lead person for each best practice. A GreenStep steering
committee - which could be the initial small working group - should take the short list of best
practices the city identified in its resolution for implementation, and identify:
· Which specific action(s) under each best practice will be investigated/worked on
· Which person - a "best practice lead" - should prepare a simple work plan for how to
implement the action(s)
a Prepare a simple work plan for implementing each best practice. Have best practice leads - these
could be non-paid community members - draft a simple work plan. The work plan should specify
exactly (1) who would do (2) what and (3) when using (4) whattypes of resources (money,
volunteers, county help, utility funds, etc.). Be alert to how proposing slight changes in what a city is
already planning to do can accomplish a best practice action. GreenSteps is mostly about doing
things smarter and spending money that returns multiple benefits, not about spending more money
or finding grant money. The following should make preparing the work plan easier:
· Read implementation resources on the GreenStep web site for the best practice, which
often include case studies, to refine how you will implement the best practice in your city
· Talk with city staff/officials
· Talk with others from the community
· Talk with trusted resource organizations, including consultants and utilities
· Contact the MN GreenStep Cities best practice advisor for the relevant best practice as
needed
~
o
· Read on the GreenStep web site how other cities have implemented the best practice, and
contact the people listed there to learn more information
Have vour GreenSteps steering committee review each best practice work plan and make changes
as appropriate.
Present the best practice plans to a citv bodv or to the citv council as appropriate.
o
5. Begin working to implement best practices.
o Keep everyone moving and celebrate success. At periodic meetings of your GreenStep steering
committee, have best practice leads report on accomplishments, barriers, and next steps. Work
together to overcome barriers, change plans as needed, and find ways to accomplish multiple
actions through a common strategy.
o Clarify. as needed. what constitutes completing an action with the MPCA GreenStep program
coordinator. For example, an administrative directive is probably substantially equivalent to a city
council-adopted policy, but feel free to make a phone call to clarify an issue such as this.
o Brieflv describe completed best practice actions on the GreenStep web site as you did in step 3
above when first registering with the GreenStep Cities web site.
o Request credit for anv "custom actions." If you end up implementing an action quite different from
any of the action options presented by the GreenStep Cities program, but an action consistent with
the goal of the best practice, contact the GreenStep Cities coordinator at the MPCA. Your request
will be reviewed with the statewide GreenStep Cities steering committee. Your action might be
approved for listing as a custom action and perhaps also may be of a type that should be added to
the list of action options for the future. But be aware that a custom action involving educating
community members or preparing plans will likely not count toward implementation of a best
practice, as the GreenStep Cities program is mostly about taking actions with measurable
sustainabilityoutcomes.
)0. Congratulations! When you have implemented 4, 6 or 8 best practices (depending on your city
category) you are now recognized as a Step Two GreenStep City! During lal/2010 there will be Step
Two recognition artwork/materials you can use to let others know of your accomplishment.
6. Keep on working and be recognized for higher steps.
o Implementing a particular best practice action mav take months or vears. The GreenStep Cities
program requirements have been set with the expectation that any city can implement 8, 12 or 16
best practices (depending on city category) and become a Step Three GreenStep City within three
years. But implementing the required best practices and the minimum number of optional best
practices might take some cities longer or shorter than three years, depending on the different
assets and capabilities of each city. Program requirements will be reviewed and adjusted carefully
each year to keep the implementation actions for best practices challenging yet doable.
o Be alert to rare opportunities. Projects like street repaving, waste water plant breakdowns, or
receiving a grant for housing loans each afford a city the chance to complete multiple best practice
actions at once. Be ready with plans for making the most of these opportunities.
o Check back with the city council as needed. Ongoing or planned best practice implementation may
fit in with new city efforts and can be shaped in discussion with the council.
o Report yearly to community members on GreenStep accomplishments. This is a required action for
all cities. Use various media, and existing communication vehicles and venues. Look for a sample
reporting template on the GreenStep web site during late 2010.
o As your work proceeds. give us feedback on the program. Let us know how we can make the
program materials aide you better in implementing actions.
~ Congratulations! When you have implemented 8, 12 or 16 best practices (depending on your city
category) you are now recognized as a Step Three GreenStep City! During 2011 there will be Step
Three recognition artwork/materials you can use to let others know of your accomplishment.
o GreenStep Cities Step Four program requirements will be developed during 2011, as we learn from
cities during 2010, to challenge recognized GreenStep Cities to implement more actions and be
recognized for these accomplishments. We think GreenStep best practices will result in multiple
benefits for your city and that you'll want to continuously work on best practices that make your city
more sustainable.
Minnesota GreenStep Cities
Page 1 of2
Home I The 28 best practices I How to become a GreenStep City
What are the benefits?
What are the benefits of implementing the GreenStep best practices?
The answers to this question will be different for different cities, but here is a list of answers we have been hearing from interested cities and around
which we have been designing the program. We think the GreenStep best practices:
Are a continuous improvement pathway for cities to "go green," become more sustainable and resilient.
Will save city staff time in researching cost-effective actions for cutting energy use, decreasing the city's carbon footprint, and accomplishing other sustainability goals that
exceed regulatory requirements.
Will save cities money and deliver a stream of multiple environmental, social and financial benefits.
Are tailored to Minnesota cities and provide maximum flexibility and choice in how to implement a proven best practice.
Flesh out how to follow-through on the U.S. Mayors Climate Protection Agreement, signed by over 40 Minnesota cities, and the Minnesota Legislature's aggressive Next
Generation Energy Act.
Provide leadership and action roles for community members and institutions so as to stretch limited city funds and strengthen a civic culture of innovation.
What sort of recognition and benefits are there for a GreenStep City?
Recognition will take several forms and evolve over the next few years. Currently in the works:
Annual recognition at the June conference of the League of Minnesota Cities.
Artwork and recognition materials (such as logos, sample press releases) will be ready for downloading in fall 2010.
A sponsorship program is envisioned to raise cash awards for cities, to recognize many dimensions of city accomplishments, such as: compieting the most actions:
completing the "hardest" actions: completing the most new actions during one year.
Other benefits of GreenStep City recognition are under consideration: publicity of your city's completed actions via the League of Minnesota Cities' Twitter feed; priority in
securing a one-year AmeriCorps-funded Minnesota GreenCorps member; priority in securing free consultant help via the Minnesota Climate Change Corps.
Your city's accomplishments will be visible on the GreenStep web site, the most comprehensive web site in Minnesota devoted to city innovation and accomplishment.
Four steps of recognition exist currently:
Step One: for cities that have passed a city resolution, posted city information on the GreenStep website, indicated which best practices the city initially plans to
implement, and described already implemented best practices.
Step Two: for cities that have implemented 4, 6 or 8 best practices (depending on city category).
Step Three: for cities that have implemented 8,12 or 16 best practices (depending on city category).
Step Four program requirements will be developed during 2011, as we learn from cities during 201'0, and will be designed to challenge recognized GreenStep Cities to
implement more actions and be recognized for these accomplishments.
What are the cost/benefit indicators on the best practice sheets?
Each best practice includes four or five icons that serve as a quick reference or indicator regarding how the best practice meets three sustainability
goals:
1. Effectiveness at reducing GHG emissions. If the best practice is successfully implemented, how much will the community's greenhouse gas emissions be reduced, and
what is the time frame for the reduction?
2. Implementation costs. What are the short-term and long-term costs of impiementing this best practice?
3. Return on investment. Are there cost savings associated with implementing the best practice?
Indicators, not analyses. These are general indicators rather than analytical summaries, showing information only at the most general level. For
instance, does best practice #19, improving surface water quality, have a low, medium, or high impact on a community's carbon footprint? While the
effect on community GHG emissions will vary somewhat depending on the specific water quality actions and the community context, the general
answer is "low." Therefore, if your city's top priority is to reduce GHG emissions, then implementing the surface water quality best practice will be a
lower priority than implementing best practices with a potentially "high" impact on GHG emissions, such as public or private sector buildings energy
efficiency (best practices #1 and #2).
Moreover, these indicators must be understood within the context of the other information also provided in the best practice sheet. The best practice
sheets refer the reader to more detailed analysis of the GHG reduction potential of specific actions, and the costs and benefits associated with some
of the actions. The indicators provide information at a quick glance; the other references provide more thoughtful and quantitative assessments and
where available and known to us, calculators.
The Effectiveness Indicators. The first icon - High, Medium or Low - states the potential effect of implementing the best practice on community-wide
GHG emissions, Actions that affect only a small segment of community-wide emissions, such as improving the efficiency of public buildings (best
http://greenstep.pca.state.mn. us/benefits.cfm
10/5/2010.
Minnesota GreenStep Cities
Page 2 of2
practice #1) will have a smaller impact than actions affecting private buildings, The icon shows potential effects for the best practice rather than "likely"
effects, because what is "likely" will widely vary by community and by specific action(s) taken,
The second icon - Short, Medium or Long - states whether the potential impact is a short-term or long-term result. The effect of actions that are
directed at influencing private sector investment or changes in public sector infrastructure may be measured in decades. The effect of energy
efficiency improvements in public buildings are measured in years (or even months in some instances).
The Implementation Cost Indicators. These two icons compare the initial costs with the ongoing costs of implementing the best practice. They give
an idea of likely upfront costs and likely ongoing costs. Generally they show the public and private costs of implementing the best practice. Best
practices that are directed at mandating change in the way investments (public infrastructure or private development) are made will show a high
upfront cost. Best practices that are primarily education or incentive efforts directed to community members or businesses have low upfront costs,
even if the desired action by the resident or business has an investment or capital cost element.
Return on Investment. This indicator is only provided for those best practices that are likely to result in fiscal payback over the life of the best practice.
The indicator refers only to economic costs, not to social or environmental costs and benefits. Furthermore, the indicator refers only to economic
returns to the person, business, or governmental entity that is bearing the direct costs of the actions.
Can my city calculate the benefits of a contemplated or completed action?
For many of the 163 GreenStep actions, yes.
Within each best practice sheet is a "Benefits" section that lists, where we have indentified them, web sites with calculators of environmental, financial
and social benefits of implementing the GreenStep actions, or similar actions. As of 2010 there exists one large, free, downloadable spreadsheet -
The Climate & Air Pollution Planning Assistant (CAPPA) - with 120 separate calculators that are relevant to a majority of the 163 GreenStep City best
practice actions. CAPPA can provide useful estimates for planning purposes, but it might not be an appropriate substitute to some other kind of
measurement and verification in order to officially claim reductions. In some cases it appears that CAPPA simply uses educated, best estimates for
what sort of greenhouse gas reductions a specific action can achieve,
CAPPA has default settings for the degree to which a city government and/or a community would implement a specific action, and changeable factors
such as the price of electricity. Each calculator then produces numbers for money invested and saved, energy use reduced, carbon reduced,
calculations of criteria pollutants reduced, and other calculations dealing with, for example, water. There is also an estimate, on a 1-5 scale, of:
Initial implementation cost
Operation and maintenance costs
Financial return on investment
Implementation timeframe
Level of effort required by local government staff
Degree of implementation control held by local government
Download the CAPPA spreadsheet at http://www.icleiusa.org/action-center/tools/cappa-decision-support-tool/cappa-download-registration and the
user guide at http://www.icleiusa.org/action-center/toolsflCLEI_CAPPA%20User%20Guide.pdf. For an annotated guide from the Great Plains Institute
that correlates CAPPA calculators with GreenStep actions, contact the MPCA's GreenStep program coordinator.
Minnesota Pollution Control Agency I Contact I Web site policy
http://greenstep.pca.state.mn. us/benefits.cfm
10/512010
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