HomeMy Public PortalAbout06-14-2011MEDINA
PLANNING COMMISSION AGENDA
TUESDAY, JUNE 14, 2011
7:00 P.M.
CITY HALL (2052 County Road 24)
1. Call to Order
2. Public Comments on items not on the agenda
3. Update from City Council proceedings
4. Planning Department Report
5. Approval of May 10, 2011 draft Planning Commission
minutes.
6. Continued Public Hearing - Ordinance Amendment - Chapter
8 of the Medina Zoning Code to codify the City's stormwater
management regulations.
7. Discussion — Off -premise signage and "Directional" signage
8. City Council Meeting Schedule
9. Adjourn
POSTED IN CITY HALL JUNE 10, 2011
MEMORANDUM
TO: Mayor Crosby and Members of the City Council
FROM: Dusty Finke, City Planner; through City Administrator Chad Adams
DATE: June 2, 2011
SUBJ: Planning Department Updates June 7, 2011 City Council Meeting
Ordinance Updates
A) Storm water/LID Ordinance — Planning staff have been working with Engineering on this
project. The ordinance was presented to the Planning Commission at their May meeting,
and they recommended a number of changes and tabled the ordinance until their next
meeting.
B) Animal Regulations — staff has prepared the ordinance amendment as directed by the City
Council related to limitations on keeping pets and private kennel licenses. Staff intends to
present the ordinance for Council review at the June 7 meeting.
Land Use Application Reviews
A) Marx Conservation Design Subdivision — 2700 and 2900 Parkview Drive — Wally. Marx
has requested review of a CD-PUD Concept Plan for a subdivision which would allow a
density bonus (10 lots) and flexibility to lot size and setback requirements and place a
portion of their property into Conservation Easements. Staff has conducted a preliminary
review and has tentatively scheduled a Public Hearing for the June 14 Planning Commission
meeting.
B) Pemtom Stage I Plan — N of Highway 55 and W of CR 116 — The City Council adopted a
resolution of approval for the Stage I plan at the May 17 City Council meeting. Staff has
been working with the applicant who is planning to apply for Stage II and preliminary plat
for the single-family portion of the development.
C) J. Cavanaugh Plat — 805 Hamel Road — Joe Cavanaugh has requested subdivision of his
property into three single-family lots at the southwest corner of Hamel Road and Pinto
Drive. Staff has conducted a preliminary review and determined the application is
incomplete, and the applicant recently submitted additional information. The Planning
Commission tabled the Public Hearing at their January 11, requesting more information
related to drainage and stormwater management.
D) Enclave of Medina Subdivision — 3212 Hunter Drive — The City Council approved the final
plat and development agreement at the May 17 meeting and staff is working with the
applicant to meet all of the requirements of the development agreement so that work can
begin.
E) Puptown Text Amendment and CUP — 810 Tower Drive — the City Council adopted a
resolution of approval at the May 17 meeting, and staff will close the file and await a
building permit application.
F) White Variance — 4642 Brook Street — The City Council adopted a resolution of approval at
the May 17 meeting, and staff will close the file and await a building permit application.
G) Ringer Lot Combination, Comp Plan Amendment and Rezoning — 1700 Deerhill Road —
The City Council adopted the lot combination, Comprehensive Plan amendment, and
Planning Department Update
Page 1 of 2 June 7, 2011
City Council Meeting
rezoning at the May 17 meeting. Staff has assisted the applicant to finalize these approvals
and submit the application for Ag Preserve status and will now close the file.
H) Hunter Ridge Farm Plat — 1382 Hunter Drive — the Council approved the final plat at the
April 5 meeting, and staff will assist the property owner with finalizing the project.
I) Fortuna Farms Plat — 1425 Tamarack Drive — the Council approved the preliminary plat
resolution on November 22, 2010, and staff awaits an application for final plat approval.
J) Holy Name Cemetery — The City Council approved the Site Plan Review and CUP at the
April 19 meeting, and staff is working with the applicant on the conditions of approval.
K) Wrangler's Restaurant — 32 Hamel Road — the Council approved resolutions on July 21,
2009. The City Council granted until August 10, 2011 for the applicant to final the plat.
Additional Projects
A) Private Dog Kennels — staff has been assisting the City Clerk and Police with the
coordination of two requests for private dog kennel licenses. One is a request for 7 dogs in
a home at 1822 Morgan Road and the other is a request for 12 small dogs in a home at 25
Hamel Road.
B) Water Resource Services RFP — staff has been fielding questions from firms considering
submitting a proposal.
C) Development Fee Survey — staff responded to a survey being coordinated by the City of
Ramsey which will provide good information on how Medina's development fees compare
to other communities.
D) Housing Policy — The City Council held a workshop with Interfaith Outreach to discuss
opportunities prior to the May 3 meeting and directed staff to conduct additional research on
a possible partnership for project(s) in the City.
E) Zoning Enforcement (Hamel Station tree removal) — The applicant reported that plantings
have been installed to remediate the ordinance violations but the plantings on -site differed
significantly from the remediation plan. The applicant has provided a list of plants, and
staff will review and potentially schedule an inspection.
F) Zoning Enforcement (manure management inspections) — Staff has been inspecting both
commercial horse facilities and private horse facilities currently under a CUP requiring
manure management.
Planning Department Update
Page2of2 June7,2011
City Council Meeting
Also Present: City Council member Elizabeth Weir, City Planner Dusty Finke and
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CITY OF MEDINA PLANNING COMMISSION
Draft Meeting Minutes
Tuesday, May 10, 2011
1. Call to Order: Chair Charles Nolan called the meeting to order at 7:00 p.m.
8 Present: Plannin o ssioners John Anderson, Kathleen Marti
9 Charles Nolan, obin l �ia 1�.eiad d Kent Williams.
10
11 Absent: None , �j �� ' � ak. '� k
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14 Dan Edgerton from Bonestroo.
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16
17 2. Public Comments on items not on the agenda
18
19 No public comments.
20
21
22 3. Update from City Council proceedings
23
24 Council member Elizabeth Weir presented a report of recent activities and decisions
25 by the City Council.
26
27
28 4. Planning Department Report
29
30 Finke provided an update of upcoming Planning projects and noted that there will
31 likely be more ordinances for reviews in coming months as well.
32
33
34 5. Approval of the April 12, 2011 Draft Planning Commission meeting minutes.
35
36 Motion by V. Reid, seconded by Martin, to approve the April 12, 2011 minutes
37 with minor modifications to pages four and five. Motion carried unanimously.
38
39
40 6. Public Hearing - Ordinance Amendment - Chapter 8 of the Medina Zoning Code
41 to codify the City's stormwater management regulations.
42 Edgerton presented the staff report. He summarized various types of stormwater
43 improvements which are commonly constructed to meet objectives, such as are
44 included in the ordinance. Edgerton stated that the ordinance is intended to
45 implement the City's Surface Water Management Plan. The primary objectives of
46 the ordinance are to control the rate and volume of stormwater runoff and to improve
1
1 water quality by reducing phosphorus. The ordinance establishes the thresholds that
2 determine the type of projects which will trigger the requirement to install
3 improvements. Edgerton stated that the Stormwater Manual is meant to describe how
4 to complete necessary calculations and also to describe the types of improvements
5 allowed by the City. This Manual will be updated often to include new technologies
6 in stormwater improvements which are constantly improving.
7
8 Edgerton described the approximate construction costs of various stormwater
9 improvements which could be installed if a project triggered the ordinance. He
10 stated that most of the ordinance and manual were very technical in nature. He
11 summarized two primary policy questions which the Planning Commission needed to
12 provide direction: 1) the scale of the project which would require improvements; and
13 2) whether volume control requirements on expansion projects should apply to the
14 whole site, or just the new hardcover.
15
16 Commissioners discussed the differences between residential and commercial
17 projects. Commissioners discussed if rural projects which may disturb over an acre
18 would actually bring up less of a need to treat runoff than work in a denser
19 neighborhood.
20
21 Nolan suggested the possibility of a less onerous review process which could apply to
22 individual homeowners. Commissioners expressed support for a system by which
23 improvements could be installed without hiring an engineer to complete modeling.
24
25 Edgerton stated that he believed it would be possible to include a calculation of rain
26 garden size within the Stormwater Manual so that a property owner could avoid the
27 modeling and design costs.
28
29 Nolan stated that it seems like the cost of design and improvement should be linked to
30 the cost of the proposed construction, perhaps a "not to exceed" exemption. Finke
31 stated that staff would not like to utilize actual project cost, but attempt to address this
32 concern by setting a reasonable threshold for when improvements are required.
33
34 Public Hearing opened at 8:18 p.m.
35
36 Martin stated that a homeowner should also not be expected to prepare the
37 Maintenance Agreement. Finke noted that the City would prepare a template to use.
38 Finke stated that the maintenance, and the City's enforcement of the maintenance,
39 was very important so that they are successful at improving water quality for the
40 amount of money invested in them.
41
42 Public Hearing closed at 8:27 p.m.
43
44 The Commission discussed state and watershed water quality mandates. Edgerton
45 stated that the City has set a goal to reduce phosphorus loading by 20%.
46
2
1 Finke stated that an important discussion point in the ordinance is related to
2 expansion projects. The current language would require a property owner who
3 wished to expand their parking lot by 10 stalls to treat the stormwater for not only the
4 10 stalls, but also for all of the existing hardcover.
5
6 Martin stated that it appears that the Surface Water Management Plan says that the
7 volume control requirement should only apply to the disturbed area.
8
9 Edgerton described the potential cost impact of an expansion project.
10
11 Williams inquired if the ordinance couldn't require a 30% reduction over the
12 disturbed area to improve water quality, but still link the amount of improvement to
13 the scale of the project.
14
15 Commissioners discussed the potential impacts to a property owner of requiring a
16 20% reduction for the whole site or a 30% of a reduction over the new hardcover.
17
18 Martin stated that she believes a requirement to reduce the phosphorus by 30% of the
19 disturbed area seems inconsistent with the language in the Surface Water
20 Management Plan which states 20% over the disturbed.
21
22 Williams inquired what language would allow requiring the reduction over the whole
23 site would seem inconsistent as well. fit„,' a�" " `.
24
25 Finke read language under the volume control requirements of the Surface Water
26 Management plan that stated that sites should maintain runoff volume to the extent
27 practical.
28
29 The consensus of the Commission was to require the 20% reduction over only the
30 disturbed portion of the site during an expansion project.
31
32 Martin inquired if it would be possible for a Planning Commissioner to assist with
33 proofreading of ordinances. She stated that when she reads an ordinance, she often
34 gets distracted by clerical and grammatical changes that she sees are needed.
35
36 Commissioners discussed options by which Planning Commissioners could assist the
37 process.
38
39 Nolan inquired if there was any additional feedback for the stormwater ordinance
40 before the Commission would table it and have staff prepare revisions.
41
42 Motion by V. Reid, seconded by Anderson, to table discussion of the ordinance and
43 to direct staff to make the changes discussed. Motion carried unanimously.
44
45 Commissioners discussed the threshold for smaller residential projects.
46
3
b
1 Finke noted that the discussion had still left alone the acre of disturbance.
2
3 Nolan stated that the threshold for him is related to how streamlined the design and
4 administrative review process was.
5
6 V. Reid stated that she was concerned with making the process too onerous for
7 smaller projects.
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9
10 7. City Council Meeting Schedule
11 May 17, 2011 — Williams
12 June 7, 2011 — Anderson and Nolan
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14
15 8. Adiourn
16 Motion by V. Reid, seconded by R. Reid, to adjourn the meeting at 9:27 p.m.
17 Motion carried unanimously. (Absent: Martin)
4
Agenda Item: 6
Memorandum 4 Bonestroo
To: Dusty Finke
Project: Stormwater
Management Ordinance
Date: 6/9/11
From: Dan Edgerton Client: City of Medina
Re: Ordinance and Design Manual File No: 000190-10031-1
Attached are the 2nd draft Stormwater Management Ordinance and Stormwater Design
Manual for the City of Medina. The ordinance and design manual have been revised
to reflect comments received in the 5/10/11 Planning Commission meeting.
Key revisions to the ordinance and design manual are as follows:
Ordinance
• Redevelopment has been redefined as Major Expansion Project and Minor
Expansion Project.
• Applicability has been revised:
o Reflects the change to Major and Minor Expansion Projects
o Clarifies what activities are governed by rate control, volume control,
and water quality treatment
o Provides a raingarden (or similar stormwater improvement) approach
for single-family residential projects
• Maintenance: Slightly modifies the subdivision on maintenance
Design Manual
• Volume Control has been revised to reflect only new impervious area (and
not 20% of existing area as well)
• Volume Control has been revised from 1" over new impervious surface to
1.1", to reflect the latest statewide requirement
• Volume Control for Single-family Residences: A simplified procedure for
single-family residences has been provided, which includes a formula for
sizing of a raingarden and a standard detail for the raingarden. Some
requirements for maximum size of raingarden and provision of draintile have
been included as well.
2335 Highway 36 W
St. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
CITY OF MEDINA
ORDINANCE NO. XXX
An Ordinance Pertaining to the Management of Stormwater
Adding Section 828.33 to the Medina Zoning Ordinance
The City Council of the City of Medina, Minnesota Ordains as Follows:
Section 828.33. Stormwater Management
Subd. 1. Purpose
Land development projects, and associated increases in impervious cover, alter the hydrologic
response of local watersheds. Increases in stormwater runoff rates and volumes, flooding,
erosion, sediment transport and deposition, and water -borne pollutants can be controlled and
minimized through the regulation of stormwater runoff.
The purpose of this ordinance is to protect and safeguard the health, safety, and welfare of the
public by regulating stormwater runoff in order to protect local water resources from
degradation. This ordinance seeks to meet this purpose through the following objectives:
a) minimize increases in stormwater runoff rates from any development in order to reduce
flooding, siltation and erosion and in order to maintain the integrity of stream channels,
b) minimize increases in nonpoint source pollution caused by stormwater runoff from
development which would otherwise degrade local water quality,
c) minimize the total annual volume of surface water runoff that flows from any specific site
during and following development so as not to exceed the predevelopment hydrologic
regime to the maximum extent practicable,
d) ensure that these management controls are properly maintained and pose no threat to
public safety, and
e) implement stormwater management controls to help meet current and future total
maximum daily load (TMDL) goals, to address the need to improve water quality, and to
meet objectives in the Local Surface Water Management Plan.
The provisions of this Ordinance are adopted under the authority of the City of Medina Code.
These provisions apply to all developments within the areas of the City of Medina. The
application of this Ordinance and provisions expressed herein shall be the minimum stormwater
management requirements and shall not be deemed a limitation or repeal of any other powers
granted by State statute. The City of Medina shall be responsible for the coordination and
enforcement of the provisions of this Ordinance.
Ordinance No. XXX
May 26, 2011
Subd. 2. Incorporation by Reference
The Medina Stormwater Design Manual is incorporated by reference by the City of Medina.
The Manual shall serve as the official guide for stormwater principles, methods, and practices for
proposed development activities.
Subd. 3. Definitions
For the purpose of this Ordinance, the following definitions describe the meaning of the terms
used in this Ordinance:
a) "Applicant" means a property owner or agent of a property owner who has filed an
application for a stormwater management permit.
b) "Channel" means a natural or artificial watercourse with a definite bed and banks that
conducts continuously or periodically flowing water.
c) "Impervious Area" means those surfaces that cannot effectively infiltrate rainfall (e.g.,
building rooftops, pavement, sidewalks, gravel, driveways, etc.).
d) "Land Disturbance Activity" means any activity that changes the volume or peak
discharge rate of stormwater runoff from the land surface. This may include the
grading, digging, cutting, scraping, or excavating of soil, placement of fill materials,
paving, construction, substantial removal of vegetation, or any activity that bares soil or
rock or involves the diversion or piping of any natural or fabricated watercourse.
e) "Maintenance Agreement" means a legally recorded document that acts as a property
deed restriction, and which provides for long-term maintenance of stormwater
management practices.
f) "Major Expansion Project" means any construction, alteration, or improvement which
disturbs one acre or more in area and where the existing land use is commercial,
industrial, institutional, or multi -family residential.
g) "Minor Expansion Project" means any construction, alteration, or improvement which
disturbs more than 1,000 square feet and less than one acre in area and where the
existing land use is commercial, industrial, institutional, or multi -family residential.
h) "New Development" means:
a. Any subdivision, as defined by law. For the purposes of this section, a
subdivision creating less than three new single-family detached lots shall not be
considered New Development.
b. Construction of a principal structure on an existing vacant lot. For the purposes
of this section, construction of a detached single-family home shall not be
considered New Development.
c. Redevelopment of a property which results in the removal of more than 50
percent of the market value of the principal structure and such removal is
followed by reconstruction. For the purposes of this section, redevelopment of a
single-family detached home shall not be considered New Development.
i) "Nonpoint Source Pollution" means pollution from any source other than from any
discernible, confined, and discrete conveyances, and shall include, but not be limited to,
Ordinance No. XXX 2
Month XX, 2011
pollutants from agricultural, silvicultural, mining, construction, subsurface disposal and
urban runoff sources.
j) "Off -Site Facility" means a stormwater management measure located outside the
subject property boundary described in the permit application for land development
activity.
k) "Responsible Party" means the entity which will be responsible for ownership and
maintenance of Stormwater Treatment Practices
1) "Site" means:
a. For "New Development" any tract, lot or parcel of land or combination of tracts,
lots, or parcels of land, which are in one ownership, or are contiguous and in
diverse ownership where development is to be performed as part of a unit,
subdivision, or project.
b. For a "Major Expansion Project or Minor Expansion Project" the area of new
construction, as shown on an approved site plan, or the original parcel. Final
determination of the applicable area for stormwater management shall be made by
the City of Medina.
m) "Stop Work Order" means an order issued which requires that all construction activity
on a site be stopped.
n) "Stormwater Management" means the use of structural or non-structural practices that
are designed to reduce stormwater runoff pollutant loads, discharge volumes, and/or
peak discharge rates.
o) "Stormwater Management Plan" means a set of drawings or other documents submitted
by a person as a prerequisite to obtaining a stormwater management approval, which
contain all of the information and specifications pertaining to stormwater management.
p) "Stormwater Runoff' means flow on the surface of the ground, resulting from
precipitation.
q) "Stormwater Treatment Practices (STPs)" means measures, either structural or
nonstructural, that are determined to be the most effective, practical means of
preventing or reducing point source or nonpoint-source pollution inputs to stormwater
runoff and waterbodies.
r) "Water Quality Volume (WQv)" means the runoff storage volume needed to treat the
specified phosphorus loading as determined in the Medina Stormwater Manual.
s) "Watercourse" means a permanent or intermittent stream or other body of water, either
natural or fabricated, which gathers or carries surface water.
t) "Watershed" means the total drainage area contributing runoff to a single point.
Subd. 4. Applicability
This Ordinance shall be applicable to all subdivision,site plan, building permit or grading permit
applications, unless eligible for an exemption or granted a waiver by the City. The Ordinance
also applies to land development activities that are smaller than the minimum applicability
criteria if such activities are part of a larger common plan of development that meets the
following applicability criteria, even though multiple separate and distinct land development
activities may take place at different times on different schedules. In addition, all plans must
also be reviewed by local environmental protection officials to ensure that post construction
runoff levels are consistent with any local and regional watershed plans.
Ordinance No. XXX 3
Month XX, 2011
To prevent the adverse impacts of stormwater runoff, the City has developed a set of
performance standards that must be met at sites where Land Disturbance Activity is proposed.
These standards apply to the following conditions:
A. New Development: Rate control standards apply to all New Development. Volume
control and water quality treatment standards apply to New Development disturbing one
(1) acre or more of land.
B. Major Expansion Projects: Rate control, volume control, and water quality treatment
standards apply to Major Expansion Projects.
C. Minor Expansion Projects: Rate control standards apply to all Minor Expansion Projects.
Volume control and water quality treatment standards apply to Minor Expansion Projects
increasing impervious area by 1,000 square feet or more.
D. Single-family residential projects: Installation of a raingarden or similar stormwater
improvement as described in the Medina Stormwater Design Manual shall be required
upon construction, alteration, or improvements on existing single-family residential
property disturbing one acre or more of land AND increasing impervious area by 1,000
square feet or more.
The following activities may be exempt from these stormwater performance criteria:
A. Agricultural activity that is consistent with an approved soil conservation plan or a timber
management plan prepared or approved by the City of Medina, as applicable.
B. Repairs to any Stormwater Treatment Practice deemed necessary by the City of Medina.
C. Emergency actions as declared by the City of Medina.
D. New Development, Major or Minor Expansion Projects, or single-family residential
projects below the thresholds described above.
Subd. 5. General Performance Criteria for Stormwater Management
Unless determined by the City to be exempt or granted a waiver, all site designs shall establish
Stormwater Management Practices to control the peak flow rates and pollutants of stormwater
discharge associated with specified design storms and runoff volumes, as detailed in the Medina
Stormwater Design Manual. These practices should seek to use pervious areas for stormwater
treatment and to infiltrate stormwater runoff from driveways, sidewalks, rooftops, parking lots,
and landscaped areas to the maximum extent practical to provide treatment for both water quality
and quantity.
Subd. 6. Permit or Plat Approval Required
No landowner or land operator shall receive a building permit or plat approval from the City
until first meeting the requirements of this Ordinance prior to commencing the proposed activity.
Subd. 7. Application Requirements
Unless otherwise exempted by this Ordinance, a stormwater management submittal must include
the following as a condition for its consideration:
Ordinance No. XXX 4
Month XX, 2011
a) a Stormwater Management Plan;
b) a Maintenance Agreement;
The Stormwater Management Plan shall be prepared to meet the requirements of Subd. 5 of this
Ordinance; the Maintenance Agreement shall be prepared to meet the requirements of Subd. 11
of this Ordinance.
Subd. 8. Application Procedure
(a) Applications for Land Disturbance Activity permits or plat approvals must be filed
with the City of Medina on any regular business day.
(b) A copy of this application shall be forwarded to City of Medina for staff review and
approval.
(c) Applications shall include the following: five copies of the Stormwater Management
Plan, five copies of the Maintenance Agreement, and any required review fees.
Subd. 9. Permit or Plat Approval Duration
Approved plans issued under this section shall be valid from the date of approval through the
date the City of Medina notifies the owner that all stormwater management practices have passed
the final inspection required under approved conditions, or the approval is revoked.
Subd. 10. Waivers for Providing Stormwater Management
Every Applicant shall provide for stormwater management, unless a waiver is granted. Requests
to waive the Stormwater Management Plan requirements shall be submitted to the City for
approval.
The minimum requirements for stormwater management may be waived in whole or in part upon
written request of the applicant, if at least one of the following conditions applies:
a) It can be demonstrated that the proposed development is not likely to impair attainment
of the objectives of this Ordinance.
b) Alternative minimum requirements for on -site management of stormwater discharges
have been established in a stormwater management plan that has been approved by the
City of Medina.
c) Provisions are made to manage stormwater by an off -site facility. The off -site facility is
required to be in place, to be designed and adequately sized to provide a level of
stormwater control that is equal to or greater than that which would be afforded by on -
site practices and has a legally obligated entity responsible for long-term operation and
maintenance of the stormwater practice.
In instances where one of the conditions above applies, the City may grant a waiver from strict
compliance with stormwater management provisions that are not achievable, if acceptable
mitigation measures are provided.
Ordinance No. XXX 5
Month XX, 2011
Subd. 11. Stormwater Treatment Maintenance Plan and Agreement
During the application process, the City shall determine who the Responsible Party will be for
ownership and maintenance of all Stormwater Treatment Practices.
The Responsible Party shall enter into an agreement with the City that documents all
responsibilities for operation and maintenance of all Stormwater Treatment Practices. Such
responsibility shall be documented in a maintenance plan and executed through a Maintenance
Agreement. The Maintenance Agreement shall be executed and recorded against the parcel.
a) Maintenance Agreement
The stormwater Maintenance Agreement shall be in a form approved by the City, and
shall, at a minimum:
1. Designate the owner or other Responsible Party, which shall be permanently
responsible for maintenance of the structural or nonstructural measures.
2. Pass responsibility for such maintenance to successors in title.
3. Grant the City and its representatives the right of entry for the purposes of inspecting
all Stormwater Treatment Practices at reasonable times and in a reasonable manner.
This includes the right to enter a property when the City has a reasonable basis to
believe that a violation of this division or Maintenance Agreement is occurring or has
occurred and to enter when necessary for abatement of a public nuisance or correction
and enforcement of a violation of this division or agreement.
4. Allow the City to repair and maintain the facility, if necessary maintenance is not
performed after proper and reasonable notice to the Responsible Party. The
agreement shall permit the City to certify the costs of the maintenance/correction to
the taxes for the subject property.
5. Include a maintenance plan that contains, but is not limited to the following:
a. Identification of all structural Stormwater Treatment Practices.
b. A schedule for regular inspection, monitoring, and maintenance for each
practice. Monitoring shall verify whether the practice is functioning as
designed and may include, but is not limited to quality, temperature, and
quantity of runoff.
c. Identification of the responsible party for conducting the inspection,
monitoring, and maintenance for each practice.
6. Identify a schedule and format for reporting compliance with the Maintenance Plan to
the City.
b) Inspection of Stormwater Facilities
Inspection programs may be established on any reasonable basis, including but not limited to:
routine inspections; random inspections; inspections based upon complaints or other notice
of possible violations; inspection of drainage basins or areas identified as higher than typical
sources of sediment or other contaminants or pollutants; inspections of businesses or
industries of a type associated with higher than usual discharges of contaminants or
Ordinance No. XXX 6
Month XX, 2011
pollutants or with discharges of a type which are more likely than the typical discharge to
cause violations of state or federal water or sediment quality standards or the NPDES
stormwater permit; and joint inspections with other agencies inspecting under environmental
or safety laws. Inspections may include, but are not limited to, reviewing maintenance and
repair records; sampling discharges, surface water, groundwater, and material or water in
drainage control facilities; and evaluating the condition of drainage control facilities and
other stormwater treatment practices.
c) Right -of -Entry for Inspection
When any new Stormwater Treatment Practice is installed on private property, or when any
new connection is made between private property and a public drainage control system,
sanitary sewer, or combined sewer; the property owner shall grant to the City of Medina the
right to enter the property at reasonable times and in a reasonable manner for the purpose of
inspection. This includes the right to enter a property when it has a reasonable basis to
believe that a violation of this Ordinance is occurring or has occurred, and to enter when
necessary for abatement of a public nuisance or correction of a violation of this Ordinance.
d) Records of Installation and Maintenance Activities
The Responsible Party shall make records of the installation and of all maintenance and
repairs, and shall retain the records for at least three (3) years. These records shall be made
available to the City of Medina during inspection of the facility and at other reasonable times
upon request.
e) Failure to Maintain Practices
If a responsible party fails or refuses to meet the requirements of the Maintenance
Agreement, the City, after reasonable notice, may correct a violation of the design standards
or maintenance needs by performing all necessary work to place the facility in proper
working condition. In the event that the Stormwater Treatment Practice becomes a danger to
public safety or public health, the City shall notify the party responsible for maintenance of
the stormwater management facility in writing. Upon receipt of that notice, the Responsible
Party shall have thirty days to apply maintenance and repair of the facility in an approved
manner. After proper notice, the City may assess the owner(s) of the facility for the cost of
repair work and any penalties; and the cost of the work shall be a lien on the property, or
prorated against the beneficial users of the property, and may be placed on the tax bill and
collected as ordinary taxes by the county.
Subd. 12. Performance Bond/Security
The City shall require the submittal of a performance security or bond prior to issuance of a
permit in order to insure that the Stormwater Treatment Practices are installed by the permit
holder as required by the approved Stormwater Management Plan. The amount of the
installation performance security shall be the total estimated construction cost of the Stormwater
Treatment Practices approved, plus 50%, or 150% of estimated construction cost. The
performance security shall contain forfeiture provisions for failure to complete work specified in
the Stormwater Management Plan.
Ordinance No. XXX 7
Month XX, 2011
The installation performance security shall be released in full only upon submission of "as built
plans" and written certification by a registered professional engineer that the Stormwater
Treatment Practice has been installed in accordance with the approved plan and other applicable
provisions of this Ordinance. The City will make a final inspection of the Stormwater Treatment
Practice to ensure that it complies with the approved plan and the provisions of this Ordinance.
Provisions for a partial pro -rata release of the performance security based on the completion of
various development stages can be done at the discretion of the City.
Subd. 13. Notice of Construction Commencement
The Applicant must notify the City in advance before the commencement of construction.
Regular inspections of the Stormwater Treatment Practice construction shall be conducted by the
staff of the City or certified by a professional engineer or their designee. All inspections shall be
documented and written reports prepared that contain the following information:
• the date and location of the inspection,
• whether construction is in compliance with the approved stormwater management plan,
• variations from the approved construction specifications,
• any violations that exist.
If any violations are found, the Applicant shall be notified in writing of the nature of the
violation and the required corrective actions. No added work shall proceed until any violations
are corrected and all work previously completed has received approval by the City.
Subd. 14. As Built Plans
All Applicants are required to submit actual "as built" plans for any Stormwater Treatment
Practices located on -site after final construction is completed. As -built plans must show the final
design specifications for all Stormwater Treatment Practices, and the plans must be certified by a
professional engineer. A final inspection by the City is required before the release of any
performance securities can occur.
Subd. 15. Violations
Any development activity that is commenced or is conducted contrary to this Ordinance may be
restrained by injunction or otherwise abated in a manner provided by law.
(a) Notice of Violation
When the City determines that an activity is not being carried out in accordance with the
requirements of this Ordinance, it shall issue a written notice of violation to the owner
of the property. The notice of violation shall contain:
I) the name and address of the owner or applicant,
2) the address when available or a description of the building, structure, or land
upon which the violation is occurring,
3) a statement specifying the nature of the violation,
4) a description of the remedial measures necessary to bring the development
activity into compliance with this Ordinance and a time schedule for the
completion of such remedial action,
Ordinance No. XXX 8
Month XX, 2011
5) a statement of the penalty or penalties that shall or may be assessed against the
person to whom the notice of violation is directed, and
6) a statement that the determination of violation may be appealed to the City by
filing a written notice of appeal within fifteen (15) days of service of notice of
violation.
(b) Stop Work Orders
Persons receiving a notice of violation will be required to halt all construction activities.
This "Stop Work Order" will be in effect until the City confirms that the development
activity is in compliance and the violation has been satisfactorily addressed. Failure
to address a notice of violation in a timely manner can result in civil, criminal, or
monetary penalties in accordance with the enforcement measures authorized in this
Ordinance.
(c) Civil and Criminal Penalties
In addition to or as an alternative to any penalty provided herein or by law, any person
who violates the provisions of this Ordinance shall be guilty of a misdemeanor and
subject to prosecution. Such person shall be guilty of a separate offense for each day
during which the violation occurs or continues:
(d) Restoration of Lands
Any violator may be required to restore land to its undisturbed condition. In the event
that restoration is not undertaken within a reasonable time after notice, the City may
take necessary corrective action, the cost of which shall become a lien upon the
property until paid.
Subd. 16. Holds on Occupation Permits
Occupation permits will not be granted until corrections to all stormwater practices have been
made and accepted by the City, or a financial guarantee in a form acceptable to the City has been
submitted to ensure completion.
Subd. 17. Revocation of Approval
Revocation of the stormwater approval may be made by the City if requirements within this
ordinance are not fulfilled, or the owner or Applicant is unable to fulfill the ordinance
requirements. If an approval is revoked, the applicant must resubmit a Stormwater Management
Plan.
Subd. 18. Appeals
Any person aggrieved by the action of any official charged with the enforcement of this
Ordinance, as the result of the disapproval of a properly filed application for a permit or plat
approval, issuance of a written notice of violation, or an alleged failure to properly enforce the
Ordinance in regard to a specific application, shall have the right to appeal the action to the City.
(a) The Applicant shall submit the appeal in writing and include supporting documentation.
(b) City staff shall make a decision on the appeal within 45 days of receipt of a complete appeal
application.
Ordinance No. XXX 9
Month XX, 2011
(c) The Applicant may appeal the decision of city staff to the city council. This appeal must be
filed with the City within 30 days of city staff's decision.
Subd. 19. Compatibility with Other Permit and Ordinance Requirements
This Ordinance is not intended to interfere with, abrogate, or annul any other Ordinance, rule or
regulation, statute, or other provision of law. The requirements of this Ordinance should be
considered minimum requirements, and where any provision of this Ordinance imposes
restrictions different from those imposed by any other Ordinance, rule or regulation, or other
provision of law, whichever provisions are more restrictive or impose higher protective standards
for human health or the environment shall be considered to take precedence.
Subd. 20. Severability
If the provisions of any article, section, subsection, paragraph, subdivision or clause of this
Ordinance shall be judged invalid by a court of competent jurisdiction, such order of judgment
shall not affect or invalidate the remainder of any article, section, subsection, paragraph,
subdivision or clause of this Ordinance.
This Ordinance shall become effective upon its adoption and publication.
Adopted by the city council of the city of Medina this XX day of May, 2011.
T.M. Crosby, Jr., Mayor
ATTEST:
Douglas S. Reeder, Interim City Administrator -Clerk
Published in the South Crow River News this XX day of May, 2011.
Ordinance No. XXX 10
Month XX, 2011
MED1NA
CITYOF
_
Stormwater Design Manual
City of Medina
May 2011
Project No. 000190-10031-0
Bonestroo
MEDINA — STORMWATER DESIGN GUIDE
Table of Contents
Table of Contents 1
1.0 Design Overview 2
2.0 Procedure for Reviewing Stormwater Management Plans 2
3.0 Submittal Requirements 24.0 List of Acceptable Practices
5
5.0 Guidance on Stormwater Treatment Practice (STP) 6
6.0 Basic Sizing Criteria 7
7.0 Design Examples 14
8.0 Stormwater Treatment Practice Detail Drawings 15
9.0 Construction Specifications 15
10.0 Checklists 16
Appedndix A Infiltration Rates for Infiltration STPs 18
City of Medina
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MEDINA — STORMWATER DESIGN GUIDE
1.0 Design Overview
The City of Medina's Local Surface Water Management Plan (LSWMP) identifies the goals and
policies that define the City's stormwater management program. Medina's stormwater
requirements were written meet the City's goals to preserve, protect, and manage its water
resources as well as to meet federal, state, and watershed stormwater regulations. Additionally,
the City of Medina will need to meet the pollutant reduction requirements of current and future
total maximum daily loads (TMDLs) specified for waterbodies in whose watershed it resides.
2.0 Procedure for Reviewing Stormwater Management
Plans
All new development and redevelopment will require the submittal of a stormwater management
plan. It is highly recommended that a concept plan be submitted prior to the preparation of a
final stormwater management plan. The concept plan identifies basic site information, locations
of proposed development features, and preliminary locations and sizing of stormwater treatment
practices. The concept plan allows the review to be conducted in conjunction with a preliminary
development plan or site plan. The review of a concept plan helps to identify major issues
related to regulatory oversight of the planned development. It is less time consuming and more
efficient to evaluate proposed development plans with this step of the review process. The final
plan provides more detailed design information for the proposed stormwater practices, and
includes much more detail in terms of hydrologic conditions and site features. The general
review process, from the submittal of the concept and final plans to the issuance of the
Stormwater Management Plan approval, is summarized in the following five steps.
1) What permits, or approvals, are required for the project site, and what waivers and/or
exemptions are applicable?
2) Are the selected practices appropriate for this site?
3) Are the practices designed to meet the minimum performance criteria?
4) Does the Plan meet other resource protection requirements as specified in the City of
Medina Code?
5) Are provisions for long-term maintenance adequate?
3.0 Submittal Requirements
Requirements for Stormwater Management Plan Approval
Stormwater Management Plan Required for All Developments
No application for development, or redevelopment, will be approved unless it includes a
stormwater management plan detailing how runoff and associated water quality impacts resulting
from the development will be controlled or managed. This plan must indicate whether
stormwater will be managed on -site or off -site and, if on -site, the general location and type of
practices.
The stormwater management plan must be signed by a licensed professional engineer in the
State of Minnesota, who will verify that the design of all stormwater management practices meet
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the submittal requirements outlined in the Submittal Checklist found in the stormwater design
manual. No building permit, grading permit, sediment control permit, or plat approval shall be
issued until a satisfactory final stormwater management plan, or a waiver thereof, shall have
undergone a review and been approved by the City of Medina after determining that the plan or
waiver is consistent with the requirements of this manual.
Stormwater Management Conceptual Plan Requirements (Optional)
A stormwater management concept plan submittal is optional, but highly encouraged. A concept
plan submittal has a greater chance of identifying major obstacles and can facilitate alternative
stormwater management arrangements in a timely fashion. If a concept plan is submitted for
review, it should include sufficient information (e.g., maps, hydrologic calculations, etc) to
evaluate the environmental characteristics of the project site. This information should show the
potential impacts of all proposed development of the site, both present and future, on the water
resources, and show the effectiveness and acceptability of the measures proposed for managing
stormwater generated at the project site. The intent of this conceptual planning process is to
determine the type of stormwater management measures necessary for the proposed project,
and ensure adequate planning for management of stormwater runoff from future development.
To accomplish this goal the following information shall be included in the concept plan:
1. A map (or maps) indicating the location of existing and proposed buildings, roads,
parking areas, utilities, structural stormwater management and sediment control
facilities. The map(s) will also clearly show proposed land use with tabulation of the
percentage of surface area to be adapted to various uses; drainage patterns; locations of
utilities, roads and easements; the limits of clearing and grading; a written description of
the site plan and justification of proposed changes in natural conditions may be required.
2. Sufficient engineering analysis to show that the proposed stormwater management
measures are capable of controlling runoff from the site in compliance with the
Stormwater Design Manual.
3. A written or graphic inventory of the natural resources at the site and surrounding area
as it exists prior to the commencement of the project and a description of the watershed
and its relation to the project site. This description should include a discussion of soil
conditions, forest cover, topography, wetlands, and other native vegetative areas on the
site. Particular attention should be paid to environmentally sensitive features that
provide particular opportunities or constraints for development.
4. A brief written description of the required maintenance burden for the proposed
stormwater management facility.
5. The concept plan may also consider the maximum development potential of a site under
existing zoning, regardless of whether the applicant presently intends to develop the site
to its maximum potential.
For development or redevelopment occurring on a previously developed site, an applicant should
include within the concept plan measures for controlling existing stormwater runoff discharges
from the site in accordance with the standards of this Manual to the maximum extent practicable.
After review of the concept plan and modifications are made to that plan as deemed necessary
by the City of Medina, a final stormwater management plan may be submitted for approval.
Stormwater Management Plan Requirements (Required)
The final stormwater management plan shall include all of the information required in the Final
Stormwater Management Plan checklist found at the end of the Medina Stormwater Design
Manual. This includes:
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1. Contact Information
The name, address, and telephone number of all persons having a legal interest in the property
and the tax reference number and parcel number of the property or properties affected.
2. Topographic Base Map
A 1" = 200' topographic base map of the site which extends a minimum of fifty (50) feet beyond
the limits of the proposed development and indicates existing surface water drainage including
streams, ponds, culverts, ditches, and wetlands; current land use including all existing structures;
locations of utilities, roads, and easements; and significant natural and manmade features not
otherwise shown.
3. Calculations
Hydrologic and hydraulic design calculations for the predevelopment and postdevelopment
conditions for the design storms specified in this manual. Such calculations shall include:
1. design storm frequency, amount, and duration,
2. time of concentration,
3. Runoff Curve Numbers or runoff coefficients,
4. peak runoff rates and total runoff volumes for each watershed area,
5. pond and wetland high-water levels and storage volumes,
6. infiltration rates, where applicable,
7. culvert capacities,
8. flow velocities,
9. data on the change in rate and volume of runoff for the design storms referenced in the
Medina Stormwater Design Manual, and
10. documentation of sources for all computation methods and field test results.
4. Soils Information
If a stormwater management control measure depends on the hydrologic properties of soils
(e.g., infiltration basins), then soils information (e.g., Hennepin County Soil Survey, soil boring
data, or soils report) shall be submitted. The soils report shall be based on on -site boring logs or
soil pit profiles. The number and location of required soil borings or soil pits shall be determined
based on what is needed to determine the suitability and distribution of soil types present at the
location of the control measure.
5. Maintenance and Repair Plan
The design and planning of all stormwater management facilities shall include detailed
maintenance and repair procedures to ensure their continued function. These plans will identify
the parts or components of a stormwater management facility that need to be maintained and
the equipment and skills or training necessary. Provisions for the periodic review and evaluation
of the effectiveness of the maintenance program and the need for revisions or additional
maintenance procedures shall be included in the plan.
• Landscaping plan
The applicant must present a detailed plan for management of vegetation associated
with stormwater features after construction is finished, including who will be responsible
for the maintenance of vegetation at the site and what practices will be employed to
ensure that adequate vegetative cover is preserved.
• Maintenance Easements
The applicant must ensure access to all stormwater treatment practices at the site for the
purpose of inspection and repair by securing all the maintenance easements needed on a
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000190-10031-0
permanent basis. Maintenance easements will be recorded with the plat, and will remain
in effect, even if the title of the property is transferred to a new owner.
• Maintenance Agreement
The applicant must execute an easement and an inspection and maintenance agreement
binding on all subsequent owners of land served by an on -site stormwater management
measure in accordance with the requirements of this manual.
• Other Environmental Permits
The applicant shall assure that all other applicable environmental permits have been or
will be acquired for the site.
4.0 List of Acceptable Practices
In the development of the stormwater management practice appropriate for the development or
redevelopment, infiltration (water quality volume) is foremost in importance to apply in the
design. Filtration is warranted when site conditions do not allow for an effective infiltration
facility. For flooding or rate control, detention systems are typically the preferred practice.
Alternative practices may be approved at the discretion of the City Engineer.
Infiltration Systems:
• Infiltration Trench
• Infiltration Basin
• Raingarden
• Underground Storage
Filtration Systems:
• Surface Sand Filter
• Underground Sand Filter
• Perimeter Sand Filter
• Organic Filter
• Bioretention System
• Raingarden
• Pervious Pavement
• Underground Storage
• Tree Trench
Detention Systems:
• Wet Pond
• Multiple Pond System
• Extended Detention Basin
• Micro -pool Extended Detention Basin
• Dry Detention Ponds
• Underground Storage
• Other, as approved by the City of Medina
Wetlands:
• Shallow Wetland
• Pond/Wetland System
Open Channel Systems:
City of Medina
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" D r y S w a l e
" W e t S w a l e
" G r a s s S w a l e
" N a t u r a l c h a n n e l , o r s t r e a m
5 . 0 G u i d a n c e o n S t o r m w a t e r T r e a t m e n t P r a c t i c e
( S T P )
D e s i g n e r s a r e e x p e c t e d t o f o l l o w t h e n i n e s t e p s c r e e n i n g p r o c e s s f o r s t o m w a t e r t r e a t m e n t
p r a c t i c e ( S T P ) s e l e c t i o n d e t a i l e d i n C h a p t e r 7 o f t h e M i n n e s o t a S t o r m w a t e r M a n u a l . S t o r m w a t e r
T r e a t m e n t P r a c t i c e s w i l l b e s c r u t i n i z e d u s i n g t h e s a m e m a t r i c e s f o u n d i n C h a p t e r 7 a s p a r t o f t h e
r e v i e w p r o c e s s . D e v i a t i o n s f r o m r e c o m m e n d e d g u i d a n c e i n t h e M i n n e s o t a S t o r m w a t e r M a n u a l
w i l l r e q u i r e d e t a i l e d w r i t t e n e x p l a n a t i o n . A p p r o v a l o f a n y d e v i a t i o n f r o m t h e M i n n e s o t a
S t o r m w a t e r M a n u a l g u i d a n c e w i l l b e a t t h e d i s c r e t i o n o f t h e C i t y o f M e d i n a .
T h e 9 s t e p s c r e e n i n g p r o c e s s t h a t s h o u l d b e u s e d i n t h e B M P s e l e c t i o n p r o c e s s i s a s f o l l o w s :
1 . I n v e s t i g a t e P o l l u t i o n P r e v e n t i o n O p p o r t u n i t i e s :
E v a l u a t e t h e s i t e t o l o o k f o r o p p o r t u n i t i e s t o p r e v e n t p o l l u t i o n s o u r c e s o n t h e l a n d f r o m
b e c o m i n g m o b i l i z e d b y r u n o f f .
2 . D e s i g n S i t e t o M i n i m i z e R u n o f f :
A s s e s s w h e t h e r a n y b e t t e r s i t e d e s i g n t e c h n i q u e s c a n b e a p p l i e d a t t h e s i t e t o m i n i m i z e
r u n o f f a n d t h e r e f o r e r e d u c e t h e s i z e o f s t r u c t u r a l B M P s . B e t t e r s i t e d e s i g n c o n s i d e r s t h e
f o l l o w i n g p r i n c i p l e s i n t h e d e s i g n o f t h e S T P :
" P r e s e r v e s N a t u r a l A r e a s
" R e d u c t i o n o f I m p e r v i o u s A r e a s a n d D i s t r i b u t i n g S t o r m w a t e r
" R e d u c i n g I m p e r v i o u s C o v e r
3 . S e l e c t T e m p o r a r y C o n s t r u c t i o n S e d i m e n t C o n t r o l T e c h n i q u e s :
C h e c k t o s e e w h a t s e t o f t e m p o r a r y s e d i m e n t c o n t r o l t e c h n i q u e s w i l l p r e v e n t e r o s i o n a n d
m i n i m i z e s i t e d i s t u r b a n c e d u r i n g c o n s t r u c t i o n .
4 . I d e n t i f y R e c e i v i n g W a t e r I s s u e s :
U n d e r s t a n d t h e r e g u l a t o r y s t a t u s o f t h e r e c e i v i n g w a t e r t o w h i c h t h e s i t e d r a i n s .
D e p e n d i n g o n t h e n a t u r e o f t h e r e c e i v i n g w a t e r , c e r t a i n B M P s m a y b e p r o m o t e d ,
r e s t r i c t e d , o r p r o h i b i t e d , o r s p e c i a l d e s i g n o r s i z i n g c r i t e r i a m a y a p p l y .
5 . I d e n t i f y C l i m a t e a n d T e r r a i n F a c t o r s :
C l i m a t e a n d t e r r a i n c o n d i t i o n s v a r y w i d e l y a c r o s s t h e s t a t e , t h u s d e s i g n e r s n e e d t o
e x p l i c i t l y c o n s i d e r h o w e a c h r e g i o n a l f a c t o r w i l l i n f l u e n c e t h e B M P s p r o p o s e d f o r t h e s i t e .
6 . E v a l u a t e S t o r m w a t e r T r e a t m e n t S u i t a b i l i t y :
N o t a l l B M P s w o r k o v e r t h e w i d e r a n g e o f s t o r m e v e n t s t h a t n e e d t o b e m a n a g e d a t t h e
s i t e , s o d e s i g n e r s n e e d t o c h o o s e t h e t y p e o r c o m b i n a t i o n o f B M P s t h a t w i l l p r o v i d e t h e
d e s i r e d l e v e l o f t r e a t m e n t .
7 . A s s e s s P h y s i c a l F e a s i b i l i t y a t t h e S i t e :
C i t y o f M e d i n a
S t o r m w a t e r D e s i g n G u i d e
B o n e s t r o o
P a g e 6
0 0 0 1 9 0 - 1 0 0 3 1 - 0
Each development site has many physical constraints that influence the feasibility of
different kinds of BMPs; designers confirm feasibility by assessing eight physical factors
at the site.
8. Investigate Community and Environmental Factors:
Each group of BMPs provides different economic, community, and environmental benefits
and drawbacks; designers need to carefully weigh these factors when choosing BMPs for
the site.
9. Determine Any Site Restrictions and Setbacks:
Check to see if any environmental resources or infrastructure is present that will
influence where a BMP can be located at the development site.
6.0 Basic Sizing Criteria
Proposed stormwater management plans must incorporate Volume Control, Water Quality
Control, and Rate Control as the basis for stormwater management in the proposed development
plan. All proposed stormwater management practices must fulfill Volume Control, Water Quality,
and Rate Control sizing requirements.
6.1 Volume Control Requirements
Volume control measures are required on projects to meet the water quality criteria of the City of
Medina's Local Surface Water Management Plan. Volume control shall be required for proposed
new impervious area. If an applicant can demonstrate that the volume control standard has
been met, then the water quality sizing criteria shall be considered satisfied.
6.1.1 Volume Control Calculations
Depending on applicability, a proposed development shall have one of the following Stormwater
Treatment Practices (STP): an infiltration STP or a filtration STP that collects and treats the
following volume of stormwater runoff:
Volume calculation for Infiltration Practice (VCinf):
VCinf (cf) = 1.1" x (1/12) x (area of proposed new impervious area in sq. ft.)
Volume Calculation for Filtration Practice (VCfil):
VCfil (cf) = VCinf x 1.5
If volume control is infeasible due to site restrictions such as tight soils, contaminated soils, or
lack of separation between facility and groundwater (minimum 3' of separation), the site may
employ a management practice that demonstrates a reduction in 20% phosphorus loading over
existing conditions. Specifications for this practice are detailed in the Water Quality Control
section.
Volume Control for Single-family Residences
In lieu of providing a stormwater management plan documenting that the volume control
requirements are being met, single-family residences can satisfy the volume control requirement
with the construction of a bioretention facility, or raingarden. The surface area of the base
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000190-10031-0
(bottom of fill) of the raingarden shall be determined by the amount of new impervious area
being added to the property. The base area required in the raingarden shall be calculated using
the following formula:
Base of Raingarden (square feet) = 0.0733 x Area of New Impervious (square feet)
The raingarden design shall follow the Medina Typical Rain Garden Detail for Single Family Home.
Impervious area draining to a single raingarden shall not exceed 0.5 acres. Multiple raingardens
are acceptable to treat impervious areas greater than 0.5 acres in size. Draintile shall be
provided as needed, in accordance with the Typical Rain Garden Detail. Additional design
guidance may be found in the 2005 Minnesota Stormwater Manual in Chapter 12-6, Bioretention.
Volume Control with Irrigation
Irrigation as an STP may receive full credit towards satisfying the VCinf requirement in lieu of
using on -site infiltration. However, acceptance of this practice will be determined on a site -by -
site basis subject to the approval of the City of Medina City Engineer.
6.3 Water Quality Control
The water quality control standard shall be considered satisfied, if the volume control
standard has been satisfied. In the event that that it is infeasible to meet the volume control
standard due to contaminated soils, site constraints, etc., the proposed management practice will
need to detain and treat a sufficient volume of stormwater to achieve a phosphorus load
reduction of 20% from existing conditions using an approved Stormwater Treatment Practice
(STP). The 20% reduction requirement does not apply to land use classifications for meadow,
forested, open space, or wetland land use, see Table 1. These areas are considered natural
condition areas and no additional phosphorus reduction is needed from these areas. Water
quality treatment for these natural condition areas shall be controlled to existing phosphorus
loading conditions only. If unable to apply an infiltration or filtration management practice due to
site physical constraints, then justification shall be documented and submitted for approval by
the City Engineer. Approval of a waiver from the Volume Control requirement will be evaluated
on a case -by -case basis. Demonstration that the water quality criteria have been met shall be
done using PondNet, or other approved water quality modeling method. If using PondNet, then
the event mean concentrations found in Table 2 shall be used. The volume required using
PondNet would be known as the Water Quality Volume (WQv) required for the proposed
development.
Table 1: Event Mean Concentrations for PondNet Modelin
Land Use
Phosphorus (P) Runoff Concentration (PPB)
Row Crop Agriculture
540
Pasture
350
Meadow*
200
Rural Residential
255
Urban Residential
450
Forested*
200
Commercial, Industrial
350
Open Space*
200
Golf Course
550
Right -of -Way
400
Wetland*
200
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* - Natural Condition Area
A Microsoft ExcelTM version of PondNet can be made available upon request to the City of
Medina.
6.4 Rate Control
Post development discharge rates must be less than or equal to existing conditions discharge
rates for the 1 -year (2.4 -inch), 10 -year (4.1 -inch) and 100 -year (5.9 -inch) NRCS Type II, 24 -hour
storm events. In some cases where there is the potential for adverse downstream impacts, the
rate control requirement may be more stringent than the existing conditions standard.
Ultimately, the stormwater system will be managed so that development, redevelopment, and
other infrastructure projects do not overburden the existing downstream system for the design
event.
All runoff calculations shall be according to the methodology described in the Natural Resources
Conservation Service's Technical Release 55, "Urban Hydrology for Small Watersheds" (commonly
referred to as TR-55). Example acceptable modeling software includes HydroCAD and XP-
SWMM. Other methodology may be used with prior approval by the City. Composite curve
numbers shall not be used; instead, proposed contributing areas shall be broken into one of the
cover types in Table 2.
Curve numbers for each land use shall be chosen based on Table 2.
Table 2: Curve Numbers for Use in Hydrologic Computations
Hydrologic Soil Group
Cover Type
A
B
C
D
Open Water
100
100
100
100
Pasture
68
79
86
89
Meadow
30
58
71
78
Forested
55
55
70
77
Developed Open Space'
61
61
74
80
Impervious Areas2
98
98
98
98
Agricultural Land3
Peak Growth Formula
Row Crop - Fallow
77
86
91
94
Row Crop — Average
72
81
88
91
Gravel Road
76
85
89
91
Wetlands
98
98
98
98
1 Lawns, parks, golf courses, other grassy areas, etc.
2 Streets, parking lots, roofs, driveways, etc.
3 Where existing conditions are characterized by agricultural land use, the 'peak growth" curve
number should be utilized. Calculation of the peak growth curve number is based on
the following formula:
CN average = % * (CN normal peak growth + CN fallow), or
CN normal peak growth = 2 * (CN average) - CN fallow
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For example, for row crop agriculture and hydrologic soil group B, the peak growth
curve number is 76. This is based on average and fallow curve numbers of 81 and
86, respectively.
A Type II 24 -hour rainfall distribution with, average antecedent moisture conditions, should be
utilized for runoff calculations. The recommended minimum outlet diameter is 6 -inches due to
plugging susceptibility and may supersede the rate control requirement for the 2 -year event.
Infiltration will not be considered when determining rate control or freeboard. Waterbodies
should be modeled with the starting water level at their outlet elevation.
City standard detail plates should be utilized for pond outlet structures. It is recommended that
outlet structures be designed in three phases with a primary outlet structure and secondary
overflow structure routed to the storm sewer and a defined emergency overflow as the tertiary
outlet structure.
Bounce of water level within the wetlands shall be maintained according to the following table:
Table 3: Bounce Restriction for Runoff Directed Through Wetlands
Protection Classification
Additional Protection Requirements
Bounce - Change in water level due to
runoff event
Preserve
Maintain bounce at or below existing
conditions
Manage 1
Maintain bounce at or below existing
conditions plus 0.5 feet
Manage 2
Maintain bounce at or below existing
conditions plus 1.0 feet
Manage 3
No quantity requirement
The following items shall be considered in the management of landlocked basins:
• The flood levels established for landlocked basins shall take into consideration the effects of
water level fluctuations on trees, erosion, and property values. Steeply sloped shorelines
subject to slope failure and shoreline damage should not be in contact with floodwaters for
extended periods.
• The capacity of proposed outlets to landlocked basins should not be so small as to cause
extended duration of high water levels that would result in damage to upland vegetation.
Exceptions to this policy include basins that are strictly regional stormwater management
basins and not formerly wetlands. Exceptions also include wetlands converted to regional
stormwater management basins through mitigation of the affected wetland areas.
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6.5 Freeboard
Elevation separations of buildings with respect to ponds, lakes, streams, and storm water
features shall be designed as follows:
1. At least two feet of vertical separation is required from an area's emergency overflow
elevation to the lowest opening of a home. In areas where this separation is not or
cannot be provided, we require additional analysis showing that the 100 -year back-to-
back storm event does not impact adjacent homes.
2. Drainage easements and outlots for ponds, lakes, wetlands, streams etc. shall
encompass an area to the calculated one foot above the 100 -year HWL.
6.6 Stormwater Treatment Practice Design Standards
6.6.1 Storm Sewers
1. Manhole spacing shall not exceed 400 feet.
2. Where more than one pipe enters a structure, a catch basin/manhole shall be used.
3. Storm sewer pipe should match top of pipe to top of pipe unless grade constraints
prevent this. In that case, hydraulic calculations will be necessary to verify that
excessive surcharging will not occur.
4. Storm water pipes shall be designed utilizing the Rational Method. Channel design shall
be hydrograph method only. All methods are subject to the City Engineer's approval.
5. Lateral systems shall be designed for the 10 -year rainfall using the Rational Method.
State Aid roadway storm sewer shall be designed per the State Aid requirements.
6. The minimum full flow velocity within the storm sewer should be 3 feet per second (fps).
The maximum velocity shall be 10 fps, except when entering a pond, where the
maximum velocity shall be limited to 6 fps.
7. Trunk storm sewer should be designed at a minimum to carry 100 -year pond discharge
in addition to the 10 -year design flow for directly tributary areas. The following table
may be used for the calculation of peak rates using the Rational Method:
Table 3: Rational Method Runoff Coefficients for Storm Sewer Design
Cover Type
10 -Year Runoff Coefficient
Single-family Residential
0.4
Multi -family Residential
0.5
Commercial
0.7
Industrial
0.7
Parks, Open Space
0.2
Ponds, Wetlands
1.0
8. For storms greater than the 10 -year event, and in the case of plugged inlets, transient
street ponding will occur. For safety reasons, the maximum depth in streets should not
exceed 1.5 feet at the deepest point.
9. To promote efficient hydraulics within manholes, manhole benching shall be provided to
1/2 diameter of the largest pipe entering or leaving the manhole.
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10. Vaned grate (3067V) catch basin castings shall be used on all streets.
11. The maximum design flow at a catch basin for the 10 -year storm event shall be 3 cubic
feet per second (cfs), unless high capacity grates are provided. Catch basins at low
points will be evaluated for higher flow with the approval of the City Engineer.
12. All structures located in the street are to be a minimum of four feet deep (rim to invert)
and a minimum of three feet deep elsewhere. Two -by -three catch basins are to be four
feet deep.
13. The last structure in the street prior to discharging into a pond is to be a minimum of five
feet deep with a four -foot deep sump, where appropriate.
6.6.2 Outlet and Inlet Pipes
1. Inlet pipes of stormwater ponds should be extended to the pond normal water level
whenever possible.
2. Outfalls with velocities greater than 4 fps into channels, where the angle of the outfall to
the channel flow direction is greater than 30 -degrees, requires energy dissipation or
stilling basins.
3. Outfalls with velocities of less than 4 fps, that project flows downstream into a channel in
a direction 30 -degrees or less from the channel flow direction, generally do not require
energy dissipaters or stilling basins, but will require riprap protection.
4. In the case of discharge to channels, rip rap should be provided on all outlets to an
adequate depth below the channel grade and to a height above the outfall or channel
bottom. Rip rap should be placed over a suitably graded filter material and filter fabric to
ensure that soil particles do not migrate through the riprap and reduce its stability.
Riprap should be placed to a thickness at least 2.5 times the mean rock diameter to
ensure that it will not be undermined or rendered ineffective by displacement. If riprap
is used as protection for overland drainage routes, grouting may be recommended.
5. Discharge velocity into a pond at the outlet elevation shall be 6 fps or less. Riprap
protection is required at all inlet pipes into ponds from the NWL to the pond bottom.
6. Where outlet velocities to ponds exceed 6 fps, the design should be based on the unique
site conditions present. Submergence of the outlet or installation of a stilling basin
approved by the City is required when excessive outlet velocities are experienced.
7. Submerged outlet pipes from ponds are not allowed.
6.6.3 Channels and Overland Drainage
1. Overland drainage routes where velocities exceed 4 fps should be reviewed by the City
Engineer and approved only when suitable stabilization measures are proposed.
2. Open channels and swales are recommended where flows and small grade differences
prohibit the economical construction of an underground conduit. Open channels and
swales can provide infiltration and filtration benefits not provided by pipe.
3. The minimum grade in all unpaved areas shall be 2%.
4. Maximum length for drainage swales shall be 400 feet.
5. Channel side slopes should be a maximum of 4:1 (horizontal to vertical) with gentler
slopes being desirable.
6. Rock riprap should be provided at all points of juncture. Particularly between two open
channels and where storm sewer pipes discharge into a channel.
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7. Open channels should be designed to handle the expected velocity from a 10 -year design
storm without erosion. Riprap or concrete liners may need to be provided.
8. Periodic cleaning of an open channel is required to ensure that the design capacity is
maintained. Therefore, all channels should be designed to allow easy access for
equipment.
6.6.4 Ponds
1. Maximum allowable pond slopes above the outlet elevation are 4:1.
2. All constructed ponds and wetland mitigation areas shall have an aquatic or safety bench
around their entire perimeter. The aquatic bench is defined as follows:
a. Cross -slope no steeper than 10:1.
b. Minimum width 10 feet.
c. Located from pond outlet elevation to one foot below pond outlet elevation.
3. All constructed ponds shall be provided a maintenance access from an adjacent roadway.
The maintenance access shall be provided in the form of an easement no narrower than
20 feet. The maintenance access shall have a longitudinal slope no steeper than 6:1 and
minimal cross slope. Maintenance access routes, due to their extra width, also serve well
as emergency overflow (EOF) routes.
4. All constructed ponds and wetland mitigation areas shall have a maintenance access
bench around sufficient perimeter to provide access to all inlets and outlets. The
maintenance bench should be located within a designated outlot, or within a permanent
easement. The maintenance bench should extend from the outlet elevation to 1 foot
above the outlet elevation and its cross slope should be no steeper than 10:1. The
maintenance bench shall connect to the maintenance access.
5. Maximum pond wet volume depth is 8 feet.
6. Mean depth for wet ponds should be a minimum of 4 feet. If the pond is smaller than 3
acre-feet in volume, mean depths of 3 to 4 feet may be used. Mean depth is defined as
the area at outlet elevation divided by the wet volume.
7. All ponds shall be graded to one -foot below design bottom elevation. This "hold down"
allows sediment storage until site restoration is complete.
8. The top berm elevation of ponds shall be a minimum of one foot above the 100 -year
pond HWL.
9. Grading shall not block or raise emergency overflows from adjoining properties unless
some provision has been made for the runoff that may be blocked behind such an
embankment.
10. All ponds shall have a protected EOF.
6.6.5 Infiltration/Filtration Practices
1. Sizing of filtration/infiltration practices shall be in conformance with the volume control
requirements of this manual.
2. When designing an infiltration practice for volume control and water quality
management, on -site testing and detailed analysis are strongly encouraged in order to
determine the infiltration rates of the proposed infiltration facility. Documented site -
specific infiltration or hydraulic conductivity measurements (double -ring infiltrometer)
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completed by a licensed soil scientist or engineer is required. In the absence of a
detailed analysis, the saturated infiltration rates listed in the Table 4: Infiltration
Rates for Infiltration STPs, found in Appendix A of this manual, must be used. A
piezometer shall be installed in order to ascertain the level of the local groundwater table
and demonstrate at least three (3) feet of separation between the bottom of the
proposed facility and the groundwater. The soil boring is required to go to a depth of at
least five feet below the proposed bottom of the facility, or STP. The soils must be
classified using the Unified Soil Classification system. The least permeable soil horizon
will dictate the infiltration rate. Infiltration practices shall be designed to infiltrate the
required runoff volume within 48 hours.
3. Pretreatment, in the form of ponds, forebays or filter strips or other approved methods
shall be provided for all infiltration areas. Pretreatment upstream of volume
management practices is a key element in the long-term viability of infiltration areas.
The level of pretreatment varies largely depending on the BMP and drainage area. Local
watershed district, City staff, and Minnesota Stormwater Manual recommendations will
be utilized for determining the appropriate level of pretreatment on a case -by -case basis.
4. The infiltration practice cannot be used within fifty (50) feet of a municipal, community
or private well, unless specifically allowed by an approved wellhead protection plan.
5. The infiltration practice cannot be used for runoff from fueling and vehicle maintenance
areas and industrial areas with exposed materials posing contamination risk, only if the
infiltration practice is designed to allow for spill containment.
6. The infiltration practice cannot be used in HSG types C & D soils without soil corrections.
7. Vegetation of infiltration/filtration practices shall be as shown on the BMP details of the
City of Medina Detail Standards. A plan for the management of vegetation shall be
included in the stormwater management plan.
8. If soils are unsuitable for infiltration, then filtration may be used with drain tile, provided
in accordance with the BMP Details of the City of Medina Detail Standards.
9. Subgrade soils for infiltration/filtration practices shall be as presented in the BMP Details
of the City of Medina Detail Standards. Assume a 30% void ratio for the purposes of
volume calculations.
10. For infiltration benches adjacent to ponds, benches shall have slopes no steeper than 5:1
over the proposed infiltration zone. A slope of 10:1 is preferred. The Minnesota
Stormwater Manual cites concerns with locating infiltration features immediately adjacent
to ponds. To address this, benches shall be located to maintain hydraulic separation
from the saturated zone of the pond in order to decrease the infiltration potential over
time.
6.6.6 Emergency Overflow Paths
1. Emergency Overflows (EOF) should be sized with a minimum bottom width of five feet
and 4:1 side slopes.
2. The maximum flow depth in EOFs should be less than or equal to one foot as calculated
for a 100 -year back-to-back storm event.
7.0 Design Examples
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Design process for each of the acceptable Stormwater Treatment Practice is detailed in Chapter
12 of the Minnesota Stormwater Manual.
8.0 Stormwater Treatment Practice Detail Drawings
Please refer to the City of Medina Engineering Details.
9.0 Construction Specifications
Construction specifications and details are found in the Minnesota Stormwater Manual in Chapter
12 for each of the acceptable BMPs, unless otherwise restricted by this ordinance.
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10.0 Checklists
Final Stormwater Management Plan Checklist
• Applicant information
o Name, legal address, and telephone number
• Common address and legal description of site
• Signature or stamp of registered engineer
• Vicinity map
• Existing and proposed mapping and plans (recommended scale of 1" = 50' or greater
detail) which illustrate at a minimum:
o Existing and proposed topography (minimum of 2 -foot contours recommended)
o Perennial and intermittent streams
o Mapping of predominant soils from USDA soil surveys as well as location of any
site -specific borehole investigations that may have been performed
o Location and boundaries of resource protection areas such as wetlands, lakes,
ponds, and other setbacks (e.g., stream buffers, drinking water well setbacks,
septic setbacks)
o Location of existing and proposed roads, buildings, and other structures
o Location of existing and proposed utilities (e.g., water, sewer)
o Location of existing and proposed conveyance systems such as grass channels,
swales, and storm drains
o Existing and proposed drainage boundaries, including off -site drainage
boundaries
o Flow paths
o Location of floodplain/floodway limits and relationship of site to upstream and
downstream properties and drainages
o Location and dimensions of proposed channel modifications, such as bridge or
culvert crossings
o Location, size, maintenance access, and limits of disturbance of proposed
structural stormwater management practices
• Representative cross-section and profile drawings and details of structural stormwater
management practices and conveyances (i.e., storm drains, open channels, swales, etc.)
which include:
o Existing and proposed structural elevations (e.g., invert of pipes, catchbasins,
etc.)
o Design water surface elevations
o Structural details of outlet structures, embankments, spillways, stilling basins,
grade control structures, conveyance channels, etc.
o Logs of borehole investigations that may have been performed along with
supporting geotechnical report.
• Hydrologic and hydraulic analysis for all structural components of stormwater system
(e.g., storm drains, open channels, swales, management practices, etc.) for applicable
design storms including:
o Existing condition analysis for runoff rates, volumes, velocities, and water surface
elevations showing methodologies used, design parameters, and supporting
calculations
o Proposed condition analysis for runoff rates, volumes, velocities, water surface
elevations, and routing showing the methodologies used, design parameters, and
supporting calculations
o Final sizing calculations for structural stormwater management practices
including contributing drainage area, storage, high water level, peak inflow and
outflow, and outlet configuration
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o Stage -discharge or outlet rating curves and inflow and outflow hydrographs for
storage facilities (e.g., stormwater ponds and wetlands)
o Analysis, computations, and supporting materials indicating that water quality
and quantity design criteria are being met
o Final analysis of potential downstream impact/effects of project, where necessary
o Dam breach analysis, where necessary
• Maintenance plan which will include:
o Name, address, and phone number of responsible parties for maintenance.
o Description of annual maintenance tasks
o Description of applicable easements
o Description of funding source
o Minimum vegetative cover requirements
o Access and safety issues
o Testing and disposal of sediments that will likely be necessary
• Waiver requests
Checklists for Construction Inspection
Construction Inspection Checklists for each of the approved Stormwater Treatment Practice are
available in Appendix D of the Minnesota Stormwater Manual.
Bioretention — p.685
Media Filter System — p.687
Vegetative Filter System — p.689
Infiltration Trench — p.691
Infiltration Basin — p.693
Stormwater Pond/Wetland — p.695
Checklists for Operation & Maintenance
Operations & Maintenance Checklist for each of the approved Stormwater Treatment Practice are
available in Appendix D of the Minnesota Stormwater Manual.
Bioretention — p.702
Media Filter System — p.704
Vegetative Filter System — p.706
Infiltration Trench — p.708
Infiltration Basin — p.708
Stormwater Pond/Wetland — p.710
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MEDINA — STORMWATER DESIGN GUIDE
Appendix A
Table 4: Infiltration Rates for Inf Itration STPs
Corresponding Unified Soil Classification
Infiltration Rate
(inches/hour)
GW — Well -graded or well -graded gravel with sand
GP — Poorly graded gravel or poorly graded gravel with
sand
1.63
GM - Silty gravel or silty gravel with sand
SW — Well -graded sand or well -graded sand with gravel
SP — Poorly graded sand or poorly graded sand with
gravel
0'8
SM — Silty sand or silty sand with gravel
0.6
ML — Silt
OL — Organic silt or organic silt with sand or gravel or
gravelly organic silt
0.3
GC — Clay gravel or clayey gravel with sand
SC — Clayey sand or clayey sand with gravel
0.2
CL — Lean clay or lean clay with sand or gravel or
gravelly lean clay
CH — Fat clay or fat clay with sand or gravel or gravelly
fat clay
OH — Organic clay or organic clay with sand or gravel
or gravelly organic clay
MH — Elastic silt or elastic silt with sand or gravel
<0.2
Source: Minnesota Stormwater Manual
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Agenda Item: 7
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, City Planner
DATE: June 9, 2011
MEETING: June 14, 2011 Planning Commission
SUBJ: Discussion: Off -premise signage and Directional Signage
Background
Within the past month, staff has received two requests for signage from owners of commercial
property who do not directly abut a major roadway. One owner requested a monument sign on
the property in front of their lot. The other owner requested a simpler "directional sign" along a
City street directing traffic down the side street.
Current City regulations prohibit off -premise signage, and there are no standards for granting
directional signage in the right-of-way.
Staff seeks direction from the Planning Commission and City Council if there is interest in
evaluating these restrictions. The Planning Department had intended to address a minor
amendment to the sign ordinance later in the year, dealing with applicability and the City's new
zoning districts. If the Commission and Council provide direction, staff could include a
discussion related to off -premise and directional signage.
Quick Research
Staff conducted very preliminary research on how other communities regulate these types of
signage.
Generally, cities do not allow an advertising sign for one property owner on another's property.
The exception to this clearly is a coordinated development such as a PUD. Almost every city
allows shared signage in these circumstances. Brooklyn Park and Plymouth are two examples of
communities which would allow off -premise signage even when the development of the sites
were not linked. Brooklyn Park would allow more advertising signage while the City of
Plymouth only allows smaller directional signage.
With regards to directional signage within the City right-of-way, most communities do not have
standards, but defer to MnDOT on signage on state/federal highways. .
Brief Staff Analysis
The purpose of the sign ordinance is as follows:
Section 815.01. Purpose. It is hereby declared by the city council that the aesthetic and safety
interests of the city are reasonably promoted by the provisions of this ordinance. Accordingly, it
is the intent and purpose of this ordinance to provide for the orderly and harmonious display of
signs within the city; to aid in the identification of properties and enterprises for the convenience
Discussion: Page 1 of 4 June 14, 2011
Off -Premise and Directional Signage Planning Commission Meeting
11
of the public; to avoid the erection of displays which produce deleterious and injurious effects to
adjacent properties and to the natural beauty of the environment; to provide for the safety of the
traveling public by limiting the distractions, hazards, and obstructions; to minimize visual clutter
and encourage a positive visual environment; and to promote the mental and physical health,
safety and welfare of the public.
On one hand, directional signage in the right-of-way and allowing off -premise signage would
likely lead to an increase in signage at certain locations in the community (intersections, along
major corridors, etc.). On the other hand, the signage would help with way -finding, perhaps
reduce u -turns, and perhaps support local business.
It should be noted that with regards to off -premise signage, the overall amount of signage on
each lot could still be regulated. If that is the case, the property owner on the corner would
essentially be using up some of their signage rights and the amount of allowed signage may not
need to be increased. In practice, however, every property does not use the absolute maximum
signage allowed and would likely have some to transfer to another.
Attachment
1. City of Plymouth regulations related to Off -site Directional Signage
Discussion: Page 2 of 4 June 14, 2011
Off -Premise and Directional Signage Planning Commission Meeting
Attachment 1
City of Plymouth regulations for off -site Directional Signage
(b) Off -Site Directional Signs.
(1) In addition to other freestanding signs permitted in the applicable zoning district,
off -site directional signs are permitted for businesses, apartment complexes, or
institutions that are not located on a minor arterial or a major collector street. Such uses
may display one (1) off -site directional sign on private property that abuts a minor
arterial or major collector street, subject to the following requirements:
a. Off -site directional signs may be located in any zoning district.
b. There shall be no more than one (1) off -site directional sign for each business,
apartment complex or institution.
c.
collector street.
d. Off -site directional signs shall be located at the major intersection nearest to
the business, apartment complex or institution displaying the sign.
e.
corner.
Off -site directional signs shall be visible from a minor arterial or major
There shall be no more than one (1) off -site directional sign per intersection
f. Off -site directional signs shall not exceed four (4) square feet
in surface area or eight (8) feet in height.
g. Off -site directional signs shall not be illuminated.
h.
traffic to a specific location.
i.
review and permitting by the Zoning Administrator.
J.
triangle.
At least seventy-five (75) percent of the surface area shall be used to direct
Off -site directional signs cannot be transferred to any other entity without
Off -site directional signs shall be located outside of the sight visibility
k. No off -site directional sign shall be located on any property without the
written consent of the current property owner. The applicant for the sign permit
shall be responsible to obtain written consent from subsequent property owners.
1. Off -site directional signs required by the City of Plymouth for public safety
purposes are subject to the above requirements. Such signs may exceed four (4)
square feet in area to accommodate an affected location address.
Discussion: Page 3 of 4 June 14, 2011
Off -Premise and Directional Signage Planning Commission Meeting
1
(Amended by Ord. No. 2001-26, 08/14/01
(2) One (1) off -site directional sign for properties located in commercial or industrial
districts may be located on an abutting premises if deemed necessary by the
Zoning Administrator in order to avoid confusion to the traveling public and assist
emergency vehicles in locating the premises, provided all the following
conditions are met:
a. The signage rights are designated in a recorded easement or similar
instrument.
b. The premises served by the off -site directional sign shall not have
direct access to a public street.
c.
The off -site directional sign shall be located on a premises that 1)
provides access to the premises served by the off -site directional sign, and 2)
has access on an arterial or collector roadway.
d. At least seventy-five (75) percent of the surface area shall be used
to direct traffic to a specific location.
e.
The sign shall comply with all other
ordinance requirements, except that the maximum
height of such sign shall not exceed five (5) feet.
Discussion: Page 4 of 4 June 14, 2011
Off -Premise and Directional Signage Planning Commission Meeting