Development Code Chapter 6 Flood Plain Management RegulationsAdopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
CITY OF SCANDIA DEVELOPMENT CODE
CHAPTER SIX
FLOODPLAIN MANAGEMENT REGULATIONS
Table of Contents
SECTION 1.0 STATUTORYAUTHORIZATION, FINDINGS OF FACT AND PURPOSE
1.1 Statutory Authorization............................................................................................ 6.1-1
1.2 Findings of Fact....................................................................................................... 6.1-1
1.3 Statement of Purpose............................................................................................... 6.1-1
SECTION 2.0
GENERAL PROVISIONS
2.1
Lands to Which Chapter Applies.............................................................................
6.2-1
2.2
Establishment of Official Zoning Map....................................................................
6.2-1
2.3
Regulatory Flood Protection Elevation....................................................................
6.2-1
2.4
Interpretation............................................................................................................
6.2-1
2.5
Abrogation and Greater Restrictions.......................................................................
6.2-1
2.6
Warning and Disclaimer of Liability.......................................................................
6.2-1
2.7
Severability..............................................................................................................
6.2-2
2.8
Definitions...............................................................................................................
6.2-2
2.9
Annexations.............................................................................................................
6.2-4
SECTION 3.0 ESTABLISHMENT OF ZONING DISTRICTS
3.1 Districts....................................................................................................................6.3-1
3.2 Compliance.............................................................................................................. 6.3-1
SECTION4.0 FLOOD WAYDISTRICT (F99
4.1 Permitted Uses......................................................................................................... 6.4-1
4.2 Standards for Floodway Permitted Uses.................................................................. 6.4-1
4.3 Conditional Uses...................................................................................................... 6.4-1
4.4 Standards for Floodway Conditional Uses.............................................................. 6.4-1
SECTION 5.0 FLOOD FRINGE DISTRICT (FF)
5.1 Permitted Uses ......................................................
5.2 Standards for Flood Fringe Permitted Uses ..........
5.3 Conditional Uses ...................................................
5.4 Standards for Flood Fringe Conditional Uses.......
5.5 Standards for All Flood Fringe Uses ....................
................................................ 6.5-1
................................................ 6.5-1
................................................ 6.5-1
................................................ 6.5-1
................................................ 6.5-3
SECTION 6.0 GENERAL FLOOD PLAIN DISTRICT (GFP)
6.1 Permissible Uses...................................................................................................... 6.6-1
6.2 Procedures for Floodway and Flood Fringe Determinations ................................... 6.6-1
City of Scandia Development Code TOC-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 7.0 SUBDIVISIONS
7.1 Land Suitability Review Criteria............................................................................. 6.7-1
7.2 Requirements for Floodway/Flood Fringe Determinations ..................................... 6.7-1
7.3 Removal of Special Flood Hazard Area Designation .............................................. 6.7-1
SECTION 8.0 UTILITIES, RAILROADS, ROADS, AND BRIDGES
8.1 Public Utilities......................................................................................................... 6.8-1
8.2 Public Transportation Facilities............................................................................... 6.8-1
8.3 On -site Sewage Treatment and Water Supply Systems ........................................... 6.8-1
SECTION 9.0 PLACEMENT OF RECREATIONAL VEHICLES
9.1 Recreational Vehicles..............................................................................................6.9-1
SECTION 10.0 ADMINISTRATION
10.1 Building Official...................................................................................................... 6.10-1
10.2 Permits, Certification Requirements and Record Keeping ...................................... 6.10-1
10.3 Appeals and Variances/Duties of the Board of Adjustments and Appeals .............. 6.10-2
10.4 Conditional Uses -Standards and Evaluation Procedures ......................................... 6.10-3
SECTION 11.0 NONCONFORMING USES................................................................................ 6.11-1
SECTION 12.0 PENALTIES FOR VIOLATION.........................................................................6.12-1
SECTION 13.0 AMENDMENTS................................................................................................... 6.13-1
City of Scandia Development Code TOC-2
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
FLOODPLAIN MANAGEMENT ORDINANCE
SECTION 1.0 STATUTORY AUTHORIZATION, FINDINGS OF FACT AND PURPOSE
1.1 Statutory Authorization. The legislature of the State of Minnesota has, in Minnesota Statutes Chapter
103F and Minnesota Statutes 462.357 delegated the responsibility to local government units to adopt
regulations designed to minimize flood losses. This Chapter of the City of Scandia Development Code
shall be known as the City of Scandia Floodplain Management Ordinance and may be referred to in this
Chapter as "this Chapter" or the "Floodplain Management Ordinance".
1.2 Findings of Fact.
(1) The flood hazard areas of the City of Scandia, Minnesota, are subject to periodic inundation
which results in potential loss of life, loss of property, health and safety hazards, disruption of
commerce and governmental services, extraordinary public expenditures or flood protection and
relief, and impairment of the tax base, all of which adversely affect the public health, safety, and
general welfare.
(2) Methods Used to Analyze Flood Hazards. This Chapter is based upon a reasonable method of
analyzing flood hazards which is consistent with the standards established by the Minnesota
Department of Natural Resources.
(3) National Flood Insurance Program Compliance. This Chapter is adopted to comply with the
rules and regulations of the National Flood Insurance Program codified as 44 Code of Federal
Regulations Parts 59 -78, as amended, so as to maintain the community's eligibility in the
National Flood Insurance Program.
1.3 Statement of Purpose. It is the purpose of this Chapter to promote the public health, safety, and general
welfare and to minimize those losses described in Section 1.21 by provisions contained herein.
City of Scandia Development Code 6.1-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 2.0 GENERAL PROVISIONS
2.1 Lands to Which Chapter Applies. This Chapter shall apply to all lands within the jurisdiction of the
City of Scandia shown on the Official Zoning Map and/or the attachments thereto as being located
within the boundaries of the Floodway, Flood Fringe, or General Flood Plain Districts.
2.2 Establishment of Official Zoning Map. The Flood Insurance Study, Washington County, Minnesota
And Incorporated Areas and Flood Insurance Rate Map Panels therein numbered 27163C0045E,
27163C0065E, 27163C0067E, 27163C0069E, 27163C0070E, 27163C0086E, 27163C0132E,
27163C0134E, 27163C0151E, 27163C0152E, 27163C0153E, 27163C0154E, 27163C0157E,
27163C0159E, and 27163C0160E, all dated February 3, 2010 and prepared by the Federal Emergency
Management Agency are hereby adopted by reference and declared to be a part of the Official Zoning
Map, as established by Chapter 2, Section 1.1 of the Scandia Development Code and this Chapter. The
Official Zoning Map shall be on file in the Office of the City Clerk and the Building Official.
2.3 Re u�ry Flood Protection Elevation. The regulatory flood protection elevation shall be an elevation
no lower than one foot above the elevation of the regional flood plus any increases in flood elevation
caused by encroachments on the flood plain that result from designation of a floodway.
2.4 Interpretation.
(1) In their interpretation and application, the provisions of this Chapter shall be held to be
minimum requirements and shall be liberally construed in favor of the Governing Body and shall
not be deemed a limitation or repeal of any other powers granted by state statutes.
(2) The boundaries of the zoning districts shall be determined by scaling distances on the Official
Zoning Map. Where interpretation is needed as to the exact location of the boundaries of the
district as shown on the Official Zoning Map, as for example where there appears to be a conflict
between a mapped boundary and actual field conditions and there is a formal appeal of the
decision of the Building Official, the Board of Adjustments and Appeals shall make the
necessary interpretation. All decisions will be based on elevations on the regional (100-year)
flood profile, the ground elevations that existed on the site at the time the Community adopted
its initial floodplain ordinance or on the date of the first National Flood Insurance Program map
showing the area within the 100-year floodplain if earlier, and other available technical data.
Persons contesting the location of the district boundaries shall be given a reasonable opportunity
to present their case to the Board of Adjustments and Appeals and to submit technical evidence.
2.5 Abrogation and Greater Restrictions. It is not intended by this Chapter to repeal, abrogate, or impair
any existing easements, covenants, or deed restrictions. However, where this Chapter imposes greater
restrictions, the provisions of this Chapter shall prevail.
2.6 Warning and Disclaimer of Liability. This Chapter does not imply that areas outside the flood plain
districts or land uses permitted within such districts will be free from flooding or flood damages. This
Chapter shall not create liability on the part of the City of Scandia or any officer or employee thereof
for any flood damages that result from reliance on this Chapter or any administrative decision lawfully
made thereunder.
City of Scandia Development Code 6.2-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
2.7 Severabili1y. If any section, clause, provision, or portion of this Chapter is adjudged unconstitutional
or invalid by a court of competent jurisdiction, the remainder of this Chapter shall not be affected
thereby.
2.8 Definitions. Unless specifically defined below, words or phrases used in this Chapter shall be
interpreted so as to give them the same meaning as they have in common usage and so as to give this
Chapter its most reasonable application.
(1) Accessory Use or Structure. A use or structure on the same lot with, and of a nature customarily
incidental and subordinate to, the principal use or structure.
(2) Basement. Any area of a structure, including crawl spaces, having its floor or base subgrade
(below ground level) on all four sides, regardless of the depth of excavation below ground level.
(3) Conditional Use. A specific type of structure or land use listed in the official control that may be
allowed but only after an in-depth review procedure and with appropriate conditions or
restrictions as provided in the official zoning controls or building codes and upon a finding that:
(A) Certain conditions as detailed in the zoning ordinance exist.
(B) The structure and/or land use conform to the comprehensive land use plan if one exists and
are compatible with the existing neighborhood.
(4) Equal Degree of Encroachment. A method of determining the location of floodway boundaries
so that flood plain lands on both sides of a stream are capable of conveying a proportionate share
of flood flows.
(5) Flood. A temporary increase in the flow or stage of a stream or in the stage of a wetland or lake
that results in the inundation of normally dry areas.
(6) Flood Frequency. The frequency for which it is expected that a specific flood stage or discharge
may be equaled or exceeded.
(7) Flood Fringe. That portion of the flood plain outside of the floodway. Flood fringe is
synonymous with the term "floodway fringe" used in the Flood Insurance Study for Washington
County.
(8) Flood Plain. The beds proper and the areas adjoining a wetland, lake or watercourse which have
been or hereafter may be covered by the regional flood.
(9) Flood Proofing. A combination of structural provisions, changes, or adjustments to properties
and structures subject to flooding, primarily for the reduction or elimination of flood damages.
(10) Floodway. The bed of a wetland or lake and the channel of a watercourse and those portions of
the adjoining flood plain which are reasonably required to carry or store the regional flood
discharge.
City of Scandia Development Code 6.2-2
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
(11) Lowest Floor. The lowest floor of the lowest enclosed area (including basement). An
unfinished or flood resistant enclosure, used solely for parking of vehicles, building access, or
storage in an area other than a basement area, is not considered a building's lowest floor.
(12) Manufactured Home. A structure, transportable in one or more sections, which is built on a
permanent chassis and is designed for use with or without a permanent foundation when attached
to the required utilities. The term "manufactured home" does not include the term "recreational
vehicle."
(13) Obstruction. Any dam, wall, wharf, embankment, levee, dike, pile, abutment, projection,
excavation, channel modification, culvert, building, wire, fence, stockpile, refuse, fill, structure,
or matter in, along, across, or projecting into any channel, watercourse, or regulatory flood plain
which may impede, retard, or change the direction of the flow of water, either in itself or by
catching or collecting debris carried by such water.
(14) Ordinary High Water Level. The boundary of water basins, watercourses, public waters, and
public waters wetlands as defined in Minnesota Statutes 103G.005, subdivision 14.
(15) Principal Use or Structure. All uses or structures that are not accessory uses or structures.
(16) Reach. A hydraulic engineering term to describe a longitudinal segment of a stream or river
influenced by a natural or man-made obstruction. In an urban area, the segment of a stream or
river between two consecutive bridge crossings would most typically constitute a reach.
(17) Recreational Vehicle. A vehicle that is built on a single chassis, is 400 square feet or less when
measured at the largest horizontal projection, is designed to be self-propelled or permanently
towable by a light duty truck, and is designed primarily not for use as a permanent dwelling but
as temporary living quarters for recreational, camping, travel, or seasonal use. For the purposes
of this Chapter, the term recreational vehicle shall be synonymous with the term travel
trailer/travel vehicle.
(18) Regional Flood. A flood which is representative of large floods known to have occurred
generally in Minnesota and reasonably characteristic of what can be expected to occur on an
average frequency in the magnitude of the 100-year recurrence interval. Regional flood is
synonymous with the term "base flood" used in a flood insurance study.
(19) Regulatory Flood Protection Elevation. The regulatory flood protection elevation shall be an
elevation no lower than one foot above the elevation of the regional flood plus any increases in
flood elevation caused by encroachments on the flood plain that result from designation of a
floodway.
(20) Structure. Anything constructed or erected on the ground or attached to the ground or on -site
utilities, including, but not limited to, buildings, factories, sheds, detached garages, cabins,
manufactured homes, recreational vehicles not meeting the exemption criteria specified in
Section 9.1 (1) of this Chapter and other similar items.
City of Scandia Development Code 6.2-3
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
(21) Substantial Damage. Damage of any origin sustained by a structure where the cost of restoring
the structure to its before damaged condition would equal or exceed 50 percent of the market
value of the structure before the damage occurred.
(22) Substantial Improvement. Within any consecutive 365-day period, any reconstruction,
rehabilitation (including normal maintenance and repair), repair after damage, addition, or other
improvement of a structure, the cost of which equals or exceeds 50 percent of the market value
of the structure before the "start of construction" of the improvement. This term includes
structures that have incurred "substantial damage," regardless of the actual repair work
performed. The term does not, however, include either:
(A) Any project for improvement of a structure to correct existing violations of state or local
health, sanitary, or safety code specifications which have been identified by the local code
enforcement official and which are the minimum necessary to assure safe living
conditions.
(B) Any alteration of an "historic structure," provided that the alteration will not preclude the
structure's continued designation as an "historic structure." For the purpose of this
Chapter, "historic structure" shall be as defined in 44 Code of Federal Regulations, Part
59.1.
(23) Variance. A modification of a specific permitted development standard required in an official
control including this Chapter to allow an alternative development standard not stated as
acceptable in the official control, but only as applied to a particular property for the purpose of
alleviating a hardship, practical difficulty or unique circumstance as defined and elaborated upon
in a community's respective planning and zoning enabling legislation.
2.9 Annexations. The Flood Insurance Rate Map panels adopted by reference into Section 2.2 above may
include floodplain areas that lie outside of the corporate boundaries of City of Scandia at the time of
adoption of this Chapter. If any of these floodplain land areas are annexed into the City of Scandia
after the date of adoption of this Chapter, the newly annexed floodplain lands shall be subject to the
provisions of this Chapter immediately upon the date of annexation into the City of Scandia.
City of Scandia Development Code 6.2-4
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 3.0 ESTABLISHMENT OF ZONING DISTRICTS
3.1 Districts. The floodplain areas within the jurisdiction of this Chapter are hereby divided into three
Districts:
(1) Floodway District. The Floodway District shall include those areas shown on the Flood Insurance
Rate Map as adopted in Section 2.2 as being within Zone AE and that are at or below the ordinary
high water elevation of public waters lakes or public waters wetlands basins as defined in
Minnesota Statutes, Section 103G.005, subdivision 14.
(2) Flood Fringe District. The Flood Fringe District shall include those areas shown within Zone AE
on the Flood Insurance Rate Map adopted in Section 2.2 but being located above the ordinary
high water level of public waters lakes and public waters wetlands as defined in Minnesota
Statutes, Section 103G.005, subdivision 14 and below the 100-year flood elevation.
(3) General Flood Plain District. The General Flood Plain District shall include those areas
designated as Zone AE for the St. Croix River and all Zone A areas on the Flood Insurance Rate
Map adopted in Section 2.2.
3.2 Compliance. No new structure or land shall hereafter be used and no structure shall be constructed,
located, extended, converted, or structurally altered without full compliance with the terms of this
Chapter and other applicable regulations which apply to uses within the jurisdiction of this Chapter.
Within the Floodway, Flood Fringe and General Flood Plain Districts, all uses not listed as permitted
uses or conditional uses in Sections 4.0, 5.0 and 6.0 that follow, respectively, shall be prohibited. In
addition, a caution is provided here that:
(1) Recreational vehicles are subject to the general provisions of this Chapter and specifically
Section 9.0.
(2) Modifications, additions, structural alterations, normal maintenance and repair, or repair after
damage to existing nonconforming structures and nonconforming uses of structures or land are
regulated by the general provisions of this Chapter and specifically Section 11.0.
(3) As -built elevations for elevated or flood proofed structures must be certified by ground surveys
and flood proofing techniques must be designed and certified by a registered professional
engineer or architect as specified in the general provisions of this Chapter and specifically as
stated in Section 10.0 of this Chapter.
City of Scandia Development Code 6.3-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 4.0 FLOODWAY DISTRICT (FW)
4.1 Permitted Uses.
(1) General open space uses only such as private and public boat launching ramps, swimming areas,
parks, wildlife and nature preserves, fish hatcheries, and hunting and fishing areas.
(2) On the St. Croix River only, residential lawns, gardens, parking areas, and play areas located
above the ordinary high water elevation.
4.2 Standards for Floodway Permitted Uses.
(1) The use shall have a low flood damage potential.
(2) The use shall be permissible in the underlying zoning district if one exists.
(3) The use shall not obstruct flood flows or increase flood elevations and shall not involve
structures, fill, obstructions, excavations or storage of materials or equipment.
(4) The use in public waters and public waters wetlands shall comply with Minnesota
Statutes 103G.245.
4.3 Conditional Uses.
(1) Structures accessory to the uses listed in 4.1 above.
(2) Marinas, boat rentals, docks, piers, wharves, and water control structures.
(3) Railroads, streets, bridges, utility transmission lines, and pipelines.
(4) Placement of fill or construction of fences.
(5) Structural works for flood control such as levees, dikes and floodwalls constructed to any height
where the intent is to protect individual structures and levees or dikes where the intent is to
protect agricultural crops for a frequency flood event equal to or less than the 10-year frequency
flood event.
4.4 Standards for Floodway Conditional Uses.
(1) All Uses. No structure (temporary or permanent), fill (including fill for roads and levees),
deposit, obstruction, storage of materials or equipment, or other uses may be allowed as a
conditional use that will cause any increase in the stage of the 100-year or regional flood or
cause an increase in flood damages in the reach or reaches affected.
(2) All floodway conditional uses in public waters and public waters wetlands shall comply with
Minnesota Statutes 103G.245.
City of Scandia Development Code 6.4-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
(3) All floodway conditional uses shall be subject to the procedures and standards contained in
Section 10.4 of this Chapter.
(4) The conditional use shall be permissible in the underlying zoning district if one exists.
(5) Fill.
(A) Fill, dredge spoil, and all other similar materials deposited or stored in the flood plain shall
be protected from erosion by vegetative cover, mulching, riprap or other acceptable
method.
(B) Dredge spoil sites and sand and gravel operations shall not be allowed in the floodway
unless a long-term site development plan is submitted which includes an
erosion/sedimentation prevention element to the plan.
(C) As an alternative, and consistent with Subsection (b) immediately above, dredge spoil
disposal and sand and gravel operations may allow temporary, on -site storage of fill or
other materials which would have caused an increase to the stage of the 100-year or
regional flood but only after the Governing Body has received an appropriate plan which
assures the removal of the materials from the floodway based upon the flood warning time
available. The conditional use permit must be title registered with the property in the
Office of the County Recorder.
(D) Fill in public waters and public waters wetlands shall comply with Minnesota Statutes
103G.245.
(6) Accessory Structures.
(A) Accessory structures shall not be designed for human habitation.
(B) Accessory structures, if permitted, shall be constructed and placed on the building site so
as to offer the minimum obstruction to the flow of flood waters:
1. Whenever possible, structures shall be constructed with the longitudinal axis parallel
to the direction of flood flow; and
2. So far as practicable, structures shall be placed approximately on the same flood
flow lines as those of adjoining structures.
(C) Accessory structures shall be elevated on fill or structurally dry flood proofed in
accordance with the FP-1 or FP-2 flood proofing classifications in the State Building
Code. As an alternative, an accessory structure may be flood proofed to the FP-3 or FP-4
flood proofing classification in the State Building Code provided the accessory structure
constitutes a minimal investment, does not exceed 500 square feet in size at its largest
projection, and for a detached garage, the detached garage must be used solely for parking
City of Scandia Development Code 6.4-2
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
of vehicles and limited storage. All flood proofed accessory structures must meet the
following additional standards:
1. The structure must be adequately anchored to prevent flotation, collapse or lateral
movement of the structure and shall be designed to equalize hydrostatic flood forces on
exterior walls;
2. Any mechanical and utility equipment in a structure must be elevated to or above the
regulatory flood protection elevation or properly flood proofed; and
3. To allow for the equalization of hydrostatic pressure, there must be a minimum of
two "automatic" openings in the outside walls of the structure having a total net area of not
less than one square inch for every square foot of enclosed area subject to flooding. There
must be openings on at least two sides of the structure and the bottom of all openings must
be no higher than one foot above the lowest adjacent grade to the structure. Using human
intervention to open a garage door prior to flooding will not satisfy this requirement for
automatic openings.
(7) Storage of Materials and Equipment.
(A) The storage or processing of materials that are, in time of flooding, flammable, explosive,
or potentially injurious to human, animal, or plant life is prohibited.
(A) Storage of other materials or equipment may be allowed if readily removable from the area
within the time available after a flood warning and in accordance with a plan approved by
the Governing Body.
(8) Structural works for flood control that will change the course, current or cross section of
protected wetlands or public waters shall be subject to the provisions of Minnesota Statute,
Chapter 103G. Community -wide structural works for flood control intended to remove areas
from the regulatory flood plain shall not be allowed in the floodway.
(9) A levee, dike or floodwall constructed in the floodway shall not cause an increase to the 100-
year or regional flood and the technical analysis must assume equal conveyance or storage loss
on both sides of a stream.
City of Scandia Development Code 6.4-3
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 5.0 FLOOD FRINGE DISTRICT (FF)
5.1 Permitted Uses. Permitted uses shall be those uses of land or structures listed as permitted uses in the
underlying zoning use district and any other applicable overlay zoning district. All permitted uses shall
comply with the standards for Flood Fringe District "Permitted Uses" listed in Section 5.2 and the
"Standards for all Flood Fringe Uses" listed in Section 5.5.
5.2 Standards for Flood Fringe Permitted Uses.
(1) All structures, including accessory structures, must be elevated on fill so that the lowest floor
including basement floor is at or above the regulatory flood protection elevation. The finished
fill elevation for structures shall be no lower than one (1) foot below the regulatory flood
protection elevation and the fill shall extend at such elevation at least fifteen (15) feet beyond the
outside limits of the structure erected thereon.
(2) As an alternative to elevation on fill, accessory structures that constitute a minimal investment
and that do not exceed 500 square feet at its largest projection may be internally flood proofed in
accordance with Section 4.4 (6) (C).
(3) The cumulative placement of fill where at any one time in excess of one -thousand (1,000) cubic
yards of fill is located on the parcel shall be allowable only as a conditional use, unless said fill
is specifically intended to elevate a structure in accordance with Section 5.2 (1) of this Chapter.
(4) The storage of any materials or equipment shall be elevated on fill to the regulatory flood
protection elevation.
(5) The provisions of Section 5.5 of this Chapter shall apply.
5.3 Conditional Uses. Any structure that is not elevated on fill or flood proofed in accordance with
Section 5.2 (1) - 5.2 (2) and or any use of land that does not comply with the standards in Section 5.2
(3) - 5.2 (4) shall only be allowable as a conditional use. An application for a conditional use shall be
subject to the standards and criteria and evaluation procedures specified in Sections 5.4-5.5 and 10.4 of
this Chapter.
5.4 Standards for Flood Frinae Conditional Uses.
(1) Alternative elevation methods other than the use of fill may be utilized to elevate a structure's
lowest floor above the regulatory flood protection elevation. These alternative methods may
include the use of stilts, pilings, parallel walls, etc., or above -grade, enclosed areas such as crawl
spaces or tuck under garages. The base or floor of an enclosed area shall be considered above -
grade and not a structure's basement or lowest floor if. 1) the enclosed area is above -grade on at
least one side of the structure; 2) it is designed to internally flood and is constructed with flood
resistant materials; and 3) it is used solely for parking of vehicles, building access or storage.
The above -noted alternative elevation methods are subject to the following additional standards:
(A) Design and Certification - The structure's design and as -built condition must be certified
by a registered professional engineer or architect as being in compliance with the general
City of Scandia Development Code 6.5-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
design standards of the State Building Code and, specifically, that all electrical, heating,
ventilation, plumbing and air conditioning equipment and other service facilities must be
at or above the regulatory flood protection elevation or be designed to prevent flood water
from entering or accumulating within these components during times of flooding.
(B) Specific Standards for Above -grade, Enclosed Areas - Above -grade, fully enclosed areas
such as crawl spaces or tuck under garages must be designed to internally flood and the
design plans must stipulate:
1. A minimum area of openings in the walls where internal flooding is to be used as a
flood proofing technique. There shall be a minimum of two openings on at least two sides
of the structure and the bottom of all openings shall be no higher than one -foot above
grade. The automatic openings shall have a minimum net area of not less than one square
inch for every square foot of enclosed area subject to flooding unless a registered
professional engineer or architect certifies that a smaller net area would suffice. The
automatic openings may be equipped with screens, louvers, valves, or other coverings or
devices provided that they permit the automatic entry and exit of flood waters without any
form of human intervention; and
2. That the enclosed area will be designed of flood resistant materials in accordance
with the FP-3 or FP-4 classifications in the State Building Code and shall be used solely
for building access, parking of vehicles or storage.
(2) Basements, as defined by Section 2.8 (2) of this Chapter, shall be subject to the following:
(A) Residential basement construction shall not be allowed below the regulatory flood
protection elevation.
(B) Non-residential basements may be allowed below the regulatory flood protection elevation
provided the basement is structurally dry flood proofed in accordance with Section 5.4 (3)
of this Chapter.
(3) All areas of non residential structures including basements to be placed below the regulatory
flood protection elevation shall be flood proofed in accordance with the structurally dry flood
proofing classifications in the State Building Code. Structurally dry flood proofing must meet
the FP-1 or FP-2 flood proofing classification in the State Building Code and this shall require
making the structure watertight with the walls substantially impermeable to the passage of water
and with structural components having the capability of resisting hydrostatic and hydrodynamic
loads and the effects of buoyancy. Structures flood proofed to the FP-3 or FP-4 classification
shall not be permitted.
(4) When at any one time more than 1,000 cubic yards of fill or other similar material is located on a
parcel for such activities as on -site storage, landscaping, sand and gravel operations, landfills,
roads, dredge spoil disposal or construction of flood control works, an erosion/sedimentation
control plan must be submitted unless the community is enforcing a state approved shoreland
management ordinance. In the absence of a state approved shoreland ordinance, the plan must
clearly specify methods to be used to stabilize the fill on site for a flood event at a minimum of
City of Scandia Development Code 6.5-2
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
the 100-year or regional flood event. The plan must be prepared and certified by a registered
professional engineer or other qualified individual acceptable to the Governing Body. The plan
may incorporate alternative procedures for removal of the material from the flood plain if
adequate flood warning time exists.
(5) Storage of Materials and Equipment:
(A) The storage or processing of materials that are, in time of flooding, flammable, explosive,
or potentially injurious to human, animal, or plant life is prohibited.
(B) Storage of other materials or equipment may be allowed if readily removable from the area
within the time available after a flood warning and in accordance with a plan approved by
the Governing Body.
(6) The provisions of Section 5.5 of this Chapter shall also apply.
5.5 Standards for All Flood Fringe Uses.
(1) All new principal structures must have vehicular access at or above an elevation not more than
two (2) feet below the regulatory flood protection elevation. If a variance to this requirement is
granted, the Board of Adjustments and Appeals must specify limitations on the period of use or
occupancy of the structure for times of flooding and only after determining that adequate flood
warning time and local flood emergency response procedures exist.
(2) Commercial Uses - accessory land uses, such as yards, railroad tracks, and parking lots may be
at elevations lower than the regulatory flood protection elevation. However, a permit for such
facilities to be used by the employees or the general public shall not be granted in the absence of
a flood warning system that provides adequate time for evacuation if the area would be
inundated to a depth and velocity such that when multiplying the depth (in feet) times velocity
(in feet per second) the product number exceeds four (4) upon occurrence of the regional flood.
(3) Manufacturing and Industrial Uses - measures shall be taken to minimize interference with
normal plant operations especially along streams having protracted flood durations. Certain
accessory land uses such as yards and parking lots may be at lower elevations subject to
requirements set out in Section 5.52 above. In considering permit applications, due
consideration shall be given to needs of an industry whose business requires that it be located in
flood plain areas.
(4) Fill shall be properly compacted and the slopes shall be properly protected by the use of riprap,
vegetative cover or other acceptable method. The Federal Emergency Management Agency
(FEMA) has established criteria for removing the special flood hazard area designation for
certain structures properly elevated on fill above the 100-year flood elevation - FEMA's
requirements incorporate specific fill compaction and side slope protection standards for multi -
structure or multi -lot developments. These standards should be investigated prior to the
initiation of site preparation if a change of special flood hazard area designation will be
requested.
City of Scandia Development Code 6.5-3
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
(5) Flood plain developments shall not adversely affect the hydraulic capacity of the channel and
adjoining flood plain of any tributary watercourse or drainage system where a floodway or other
encroachment limit has not been specified on the Official Zoning Map.
(6) Standards for recreational vehicles are contained in Section 9 of this Chapter.
(7) All manufactured homes must be securely anchored to an adequately anchored foundation
system that resists flotation, collapse and lateral movement. Methods of anchoring may include,
but are not to be limited to, use of over -the -top or frame ties to ground anchors. This
requirement is in addition to applicable state or local anchoring requirements for resisting wind
forces.
City of Scandia Development Code 6.5-4
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 6.0 GENERAL FLOOD PLAIN DISTRICT (GFP)
6.1 Permissible Uses.
(1) The uses listed in Section 4.1 of this Chapter shall be permitted uses.
(2) All other uses shall be subject to the floodway/flood fringe evaluation criteria pursuant to
Section 6.2 below. Section 4.0 shall apply if the proposed use is in the Floodway District and
Section 5.0 shall apply if the proposed use is in the Flood Fringe District.
6.2 Procedures for Floodway and Flood Fringe Determinations Within the General Flood Plain District.
(1) Upon receipt of an application for a permit or other approval within the General Flood Plain
District, the applicant shall be required to furnish such of the following information as is deemed
necessary by the Building Official for the determination of the regulatory flood protection
elevation and whether the proposed use is within the Floodway or Flood Fringe District.
(A) A typical valley cross-section(s) showing the channel of the stream, elevation of land areas
adjoining each side of the channel, cross -sectional areas to be occupied by the proposed
development, and high water information.
(B) Plan (surface view) showing elevations or contours of the ground, pertinent structure, fill,
or storage elevations, the size, location, and spatial arrangement of all proposed and
existing structures on the site, and the location and elevations of streets.
(C) Photographs showing existing land uses, vegetation upstream and downstream, and soil
types.
(D) Profile showing the slope of the bottom of the channel or flow line of the stream for at
least 500 feet in either direction from the proposed development.
(2) The applicant shall be responsible to submit one copy of the above information to a designated
engineer or other expert person or agency for technical assistance in determining whether the
proposed use is in the Floodway or Flood Fringe District and to determine the regulatory flood
protection elevation. Procedures consistent with Minnesota Regulations 1983, Parts 6120.5000 -
6120.6200 and 44 Code of Federal Regulations Part 65 shall be followed in this expert
evaluation. The designated engineer or expert is strongly encouraged to discuss the proposed
technical evaluation methodology with the respective Department of Natural Resources' Area
Hydrologist prior to commencing the analysis. The designated engineer or expert shall:
(A) Estimate the peak discharge of the regional flood.
(B) Calculate the water surface profile of the regional flood based upon a hydraulic analysis of
the stream channel and overbank areas.
(C) Compute the floodway necessary to convey or store the regional flood without increasing
flood stages more than 0.5 foot. A lesser stage increase than .5' shall be required if, as a
City of Scandia Development Code 6.6-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
result of the additional stage increase, increased flood damages would result. An equal
degree of encroachment on both sides of the stream within the reach shall be assumed in
computing floodway boundaries. For the mapped lake and wetland basins within the City
of Scandia as shown on the Flood Insurance Rate Map Panels adopted in Section 2.2 of
this Chapter, the floodway shall be that area of the floodplain below the Ordinary High
Water level, as defined in Minnesota Statute, Section 103G.005, subdivision 14.
(3) The Building Official shall present the technical evaluation and findings of the designated
engineer or expert to the Governing Body. The Governing Body must formally accept the
technical evaluation and the recommended Floodway and/or Flood Fringe District boundary or
deny the permit application. The Governing Body, prior to official action, may submit the
application and all supporting data and analyses to the Federal Emergency Management Agency,
the Department of Natural Resources or the Planning Commission for review and comment.
Once the Floodway and Flood Fringe District Boundaries have been determined, the Governing
Body shall refer the matter back to the Building Official who shall process the permit application
consistent with the applicable provisions of Section 4.0 and 5.0 of this Chapter.
City of Scandia Development Code 6.6-2
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 7.0 SUBDIVISIONS
7.1 Review Criteria. No land shall be subdivided which is unsuitable for the reason of flooding,
inadequate drainage, water supply or sewage treatment facilities. All lots within the flood plain
districts shall be able to contain a building site outside of the Floodway District at or above the
regulatory flood protection elevation. All subdivisions shall have water and sewage treatment facilities
that comply with the provisions of this Chapter and have road access, both to the subdivision and to the
individual building sites, no lower than two feet below the regulatory flood protection elevation. For
all subdivisions in the flood plain, the Floodway and Flood Fringe District boundaries, the regulatory
flood protection elevation and the required elevation of all access roads shall be clearly labeled on all
required subdivision drawings and platting documents.
7.2 Floodway/Flood Fringe Determinations in the General Flood Plain District. In the General Flood Plain
District, applicants shall provide the information required in Section 6.2 of this Chapter to determine
the 100-year flood elevation, the Floodway and Flood Fringe District boundaries and the regulatory
flood protection elevation for the subdivision site.
7.3 Removal of Special Flood Hazard Area Designation. The Federal Emergency Management Agency
(FEMA) has established criteria for removing the special flood hazard area designation for certain
structures properly elevated on fill above the 100-year flood elevation. FEMA's requirements
incorporate specific fill compaction and side slope protection standards for multi -structure or multi -lot
developments. These standards should be investigated prior to the initiation of site preparation if a
change of special flood hazard area designation will be requested.
City of Scandia Development Code 6.7-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 8.0 PUBLIC UTILITIES, RAILROADS, ROADS, AND BRIDGES
8.1 Public Utilities. All public utilities and facilities such as gas, electrical, sewer, and water supply
systems to be located in the flood plain shall be flood proofed in accordance with the State Building
Code or elevated to above the regulatory flood protection elevation.
8.2 Public Transportation Facilities. Railroad tracks, roads, and bridges to be located within the flood
plain shall comply with Sections 4.0 and 5.0 of this Chapter. Elevation to the regulatory flood
protection elevation shall be provided where failure or interruption of these transportation facilities
would result in danger to the public health or safety or where such facilities are essential to the orderly
functioning of the area. Minor or auxiliary roads or railroads may be constructed at a lower elevation
where failure or interruption of transportation services would not endanger the public health or safety.
8.3 On -site Sewage Treatment and Water Soply Systems: Where public utilities are not provided: 1)
On -site water supply systems must be designed to minimize or eliminate infiltration of flood waters
into the systems; and 2) New or replacement on -site sewage treatment systems must be designed to
minimize or eliminate infiltration of flood waters into the systems and discharges from the systems
into flood waters and they shall not be subject to impairment or contamination during times of
flooding. Any sewage treatment system designed in accordance with the State's current statewide
standards for on -site sewage treatment systems shall be determined to be in compliance with this
Section.
City of Scandia Development Code 6.8-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 9.0 PLACEMENT OF RECREATIONAL VEHICLES
9.1 Vehicles. Recreational vehicles that do not meet the exemption criteria specified in Section 9.1 (1)
below shall be subject to the provisions of this Chapter and as specifically spelled out in Sections 9.1
(2) - 9.1 (4) below.
(1) Exemption - Recreational vehicles are exempt from the provisions of this Chapter if they are
placed in any of the areas listed in Section 9.1 (2) below and further they meet the following
criteria:
(A) Have current licenses required for highway use.
(B) Are highway ready meaning on wheels or the internal jacking system, are attached to the
site only by quick disconnect type utilities commonly used in campgrounds and
recreational vehicle parks and the recreational vehicle has no permanent structural type
additions attached to it.
(C) The recreational vehicle and associated use must be permissible in any pre-existing,
underlying zoning use district.
(2) Areas Exempted For Placement of Recreational Vehicles:
(A) Individual lots or parcels of record.
(B) Existing commercial recreational vehicle parks or campgrounds.
(C) Existing condominium type associations.
(3) Recreational vehicles exempted in Section 9.1 (1) lose this exemption when development occurs
on the parcel exceeding $500 for a structural addition to the recreational vehicle or exceeding
$500 for an accessory structure such as a garage or storage building. The recreational vehicle
and all additions and accessory structures will then be treated as a new structure and shall be
subject to the elevation/flood proofing requirements and the use of land restrictions specified in
Sections 4.0 and 5.0 of this Chapter. There shall be no development or improvement on the
parcel or attachment to the recreational vehicle that hinders the removal of the recreational
vehicle to a flood free location should flooding occur.
(4) New commercial recreational vehicle parks or campgrounds and new residential type
subdivisions and condominium associations and the expansion of any existing similar use
exceeding five (5) units or dwelling sites shall be subject to the following:
(A) Any new or replacement recreational vehicle will be allowed in the Floodway or Flood
Fringe Districts provided said recreational vehicle and its contents are placed on fill above
the regulatory flood protection elevation and proper elevated road access to the site exists
in accordance with Section 5.5 (1) of this Chapter. No fill placed in the floodway to meet
the requirements of this Section shall increase flood stages of the 100-year or regional
flood.
City of Scandia Development Code 6.9-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
(B) All new or replacement recreational vehicles not meeting the criteria of (a) above may, as
an alternative, be allowed as a conditional use if in accordance with the following
provisions and the provisions of 10.4 of the Chapter. The applicant must submit an
emergency plan for the safe evacuation of all vehicles and people during the 100 year
flood. Said plan shall be prepared by a registered engineer or other qualified individual,
shall demonstrate that adequate time and personnel exist to carry out the evacuation, and
shall demonstrate the provisions of Section 9.1 (1) (A) and (B) of this Chapter will be met.
All attendant sewage and water facilities for new or replacement recreational vehicles
must be protected or constructed so as to not be impaired or contaminated during times of
flooding in accordance with Section 8.3 of this Chapter.
City of Scandia Development Code 6.9-2
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 10.0 ADMINISTRATION
10.1 Building Official. The Building Official or other official designated by the Governing Body shall
administer and enforce this Chapter. If the Building Official finds a violation of the provisions of this
Chapter the Building Official shall notify the person responsible for such violation in accordance with
the procedures stated in Section 12.0 of this Chapter.
10.2 Permit Requirements.
(1) Permit Required. A Permit issued by the Building Official in conformity with the provisions of
this Chapter shall be secured prior to the erection, addition, modification, rehabilitation
(including normal maintenance and repair), or alteration of any building, structure, or portion
thereof, prior to the use or change of use of a building, structure, or land; prior to the
construction of a dam, fence, or on -site septic system; prior to the change or extension of a
nonconforming use; prior to the repair of a structure that has been damaged by flood, fire,
tornado, or any other source; and prior to the placement of fill, excavation of materials, or the
storage of materials or equipment within the flood plain.
(2) Application for Permit. Application for a permit shall be made in duplicate to the Building
Official on forms furnished by the Building Official and shall include the following where
applicable: plans in duplicate drawn to scale, showing the nature, location, dimensions, and
elevations of the lot; existing or proposed structures, fill, or storage of materials; and the location
of the foregoing in relation to the stream channel.
(3) State and Federal Permits. Prior to granting a permit or processing an application for a
conditional use permit or variance, the Building Official shall determine that the applicant has
obtained all necessary state and federal permits, including any permit to work below the ordinary
high water level of public waters or public waters wetlands.
(4) Use Permit Required for a New, Altered, or Nonconforming Use. It shall be unlawful to use,
occupy, or permit the use or occupancy of any building or premises or part thereof hereafter
created, erected, changed, converted, altered, or enlarged in its use or structure until a use permit
has been secured from the Building Official certifying that the use of the building or land
conforms to the requirements of this Chapter.
(5) Construction and Use to be as provided in Application, Plans and Permits. All permits issued on
the basis of approved plans and applications authorize only the use, arrangement, and
construction set forth in such approved plans and applications, and no other use, arrangement or
construction. Any use, arrangement, or construction at variance with that authorized shall be
deemed a violation of this Chapter, and punishable as provided by Section 12.0 of this Chapter.
(6) Certification. The applicant shall be required to submit certification by a registered professional
engineer, registered architect, or registered land surveyor that the finished fill and building
elevations were accomplished in compliance with the provisions of this Chapter. Flood proofing
measures shall be certified by a registered professional engineer or registered architect.
City of Scandia Development Code 6.10-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
(7) Record of First Floor Elevation. The Building Official shall maintain a record of the elevation
of the lowest floor (including basement) of all new structures and alterations or additions to
existing structures in the flood plain. The Building Official shall also maintain a record of the
elevation to which structures or alterations and additions to structures are flood proofed.
(8) Notifications for Watercourse Alterations. The Building Official shall notify, in riverine
situations, adjacent communities and the Commissioner of the Department of Natural Resources
prior to the community authorizing any alteration or relocation of a watercourse. If the applicant
has applied for a permit to work in the beds of public waters pursuant to Minnesota Statute,
Chapter 103G, this shall suffice as adequate notice to the Commissioner of Natural Resources.
A copy of said notification shall also be submitted to the Chicago Regional Office of the Federal
Emergency Management Agency (FEMA).
(9) Notification to FEMA When Physical Changes Increase or Decrease the 100-year Flood
Elevation. As soon as is practicable, but not later than six (6) months after the date such
supporting information becomes available, the Building Official shall notify the Chicago
Regional Office of FEMA of the changes by submitting a copy of said technical or scientific
data.
10.3 Board of Adjustments and Appeals.
(1) Rules. Pursuant to Minnesota Statutes, Section 462.354, a Board of Adjustments and Appeals
has been established. The City Council shall serve as the Board of Adjustments and Appeals.
The Planning Commission shall conduct required hearings for the Board and make
recommendations to it on all variance applications according to the procedures established by
Chapter 1 of the Scandia Development Code and this Chapter.
(2) Administrative Review. The Board of Adjustments and Appeals shall hear and decide appeals
where it is alleged there is error in any order, requirement, decision, or determination made by
an administrative official in the enforcement or administration of this Chapter.
(3) Variances. The Board of Adjustments and Appeals may authorize upon appeal in specific cases
such relief or variance from the terms of this Chapter as will not be contrary to the public interest
and only for those circumstances such as hardship, practical difficulties or circumstances unique
to the property under consideration. In the granting of such variance, the Board of Adjustments
and Appeals shall clearly identify in writing the specific conditions that existed consistent with
the criteria specified in this Chapter and by Chapter 1, Section 6 of the Scandia Development
Code, and in the respective enabling legislation that justified the granting of the variance. No
variance shall have the effect of allowing in any district uses prohibited in that district, permit a
lower degree of flood protection than the regulatory flood protection elevation for the particular
area, or permit standards lower than those required by state law. The following additional
variance criteria of the Federal Emergency Management Agency must be satisfied:
(A) Variances shall not be issued within any designated regulatory floodway if any increase in
flood levels during the base flood discharge would result.
City of Scandia Development Code 6.10-2
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
(B) Variances shall only be issued upon (i) a showing of good and sufficient cause, (ii) a
determination that failure to grant the variance would result in exceptional hardship to the
applicant, and (iii) a determination that the granting of a variance will not result in
increased flood heights, additional threats to public safety, extraordinary public expense,
create nuisances, cause fraud on or victimization of the public, or conflict with existing
local laws or ordinances.
(C) Variances shall only be issued upon a determination that the variance is the minimum
necessary, considering the flood hazard, to afford relief.
(4) Notice of Hearings. Upon filing with the Board of Adjustments and Appeals of an appeal from a
decision of the Building Official, or an application for a variance, a hearing shall be fixed and
due notice shall be given to the parties in interest as specified in Chapter 1 of the Scandia
Development Code. A copy of the application for proposed variances shall be submitted by
mail to the Commissioner of Natural Resources sufficiently in advance so that the Commissioner
will receive at least ten days notice of the hearing.
(5) Decisions. In passing upon an appeal, the Board may, so long as such action is in conformity
with the provisions of this Chapter, reverse or affirm, wholly or in part, or modify the order,
requirement, decision or determination of the Building Official or other public official. It shall
make its decision in writing setting forth the findings of fact and the reasons for its decisions. In
granting a variance the Board of Adjustments and Appeals may prescribe appropriate conditions
and safeguards such as those specified in Section 10.4 (6), which are in conformity with the
purposes of this Chapter. Violations of such conditions and safeguards, when made a part of the
terms under which the variance is granted, shall be deemed a violation of this Chapter
punishable under Section 12.0. A copy of all decisions granting variances shall be forwarded by
mail to the Commissioner of Natural Resources within ten (10) days of such action.
(6) Appeals. Appeals from any decision of the Board of Adjustments and Appeals may be made as
provided by Minnesota Statutes.
(7) Flood Insurance Notice and Record Keeping. The Building Official shall notify the applicant for
a variance that: 1) The issuance of a variance to construct a structure below the base flood level
will result in increased premium rates for flood insurance up to amounts as high as $25 for $100
of insurance coverage and 2) Such construction below the 100-year or regional flood level
increases risks to life and property. Such notification shall be maintained with a record of all
variance actions. A community shall maintain a record of all variance actions, including
justification for their issuance, and report such variances issued in its annual or biennial report
submitted to the Administrator of the National Flood Insurance Program.
10.4 Conditional Uses. Applications for conditional uses permissible under this Chapter shall be made and
considered in the manner prescribed by Chapter 1 of the Scandia Development Code.
(1) Notice of Hearings. Upon filing of a complete application for a conditional use permit a hearing
shall be fixed and due notice shall be given to the parties in interest as specified in Chapter 1 of
the Scandia Development Code. A copy of the application for proposed conditional uses shall
City of Scandia Development Code 6.10-3
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
be submitted by mail to the Commissioner of Natural Resources sufficiently in advance so that
the Commissioner will receive at least ten days notice of the hearing.
(2) Decisions. In granting a conditional use permit the City Council shall prescribe appropriate
conditions and safeguards, in addition to those specified in Section 10.4 (5), which are in
conformity with the purposes of this Chapter. Violations of such conditions and safeguards,
when made a part of the terms under which the conditional use permit is granted, shall be
deemed a violation of this Chapter punishable under Section 12.0. A copy of all decisions
granting conditional use permits shall be forwarded by mail to the Commissioner of Natural
Resources within ten (10) days of such action.
(3) Procedures. In addition to the procedures for reviewing Conditional User Permits specified by
Chapter 1 of the Scandia Development Code, the following additional requirements shall apply:
(A) The applicant shall furnish such of the following information and additional information as
deemed necessary by the City Council for determining the suitability of the particular site
for the proposed use:
1. Plans in triplicate drawn to scale showing the nature, location, dimensions, and
elevation of the lot, existing or proposed structures, fill, storage of materials, flood
proofing measures, and the relationship of the above to the location of the stream channel;
and
2. Specifications for building construction and materials, flood proofing, filling,
dredging, grading, channel improvement, storage of materials, water supply and sanitary
facilities.
(B) The applicant shall transmit one copy of the information described in subsection (a) to a
designated engineer or other expert person or agency for technical assistance, where
necessary, in evaluating the proposed project in relation to flood heights and velocities, the
seriousness of flood damage to the use, the adequacy of the plans for protection, and other
technical matters.
(C) Based upon the technical evaluation of the designated engineer or expert, the City Council
shall determine the specific flood hazard at the site and evaluate the suitability of the
proposed use in relation to the flood hazard.
(4) Factors Upon Which the Decision of the City Council Shall Be Based. In passing upon
conditional use applications, the Council shall consider all relevant factors specified in other
sections of this Chapter, and:
(A) The danger to life and property due to increased flood heights or velocities caused by
encroachments.
(B) The danger that materials may be swept onto other lands or downstream to the injury of
others or they may block bridges, culverts or other hydraulic structures.
City of Scandia Development Code 6.10-4
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
(C) The proposed water supply and sanitation systems and the ability of these systems to
prevent disease, contamination, and unsanitary conditions.
(D) The susceptibility of the proposed facility and its contents to flood damage and the effect
of such damage on the individual owner.
(E) The importance of the services provided by the proposed facility to the community.
(F) The requirements of the facility for a waterfront location.
(G) The availability of alternative locations not subject to flooding for the proposed use.
(H) The compatibility of the proposed use with existing development and development
anticipated in the foreseeable future.
(I) The relationship of the proposed use to the comprehensive plan and flood plain
management program for the area.
(J) The safety of access to the property in times of flood for ordinary and emergency vehicles.
(K) The expected heights, velocity, duration, rate of rise, and sediment transport of the flood
waters expected at the site.
(L) Such other factors which are relevant to the purposes of this Chapter.
(5) Conditions Attached to Conditional Use Permits. Upon consideration of the factors listed above
and the purpose of this Chapter, the City Council shall attach such conditions to the granting of
conditional use permits as it deems necessary to fulfill the purposes of this Chapter. Such
conditions may include, but are not limited to, the following:
(A) Modification of waste treatment and water supply facilities.
(B) Limitations on period of use, occupancy, and operation.
(C) Imposition of operational controls, sureties, and deed restrictions.
(D) Requirements for construction of channel modifications, compensatory storage, dikes,
levees, and other protective measures.
(E) Flood proofing measures, in accordance with the State Building Code and this Chapter.
The applicant shall submit a plan or document certified by a registered professional
engineer or architect that the flood proofing measures are consistent with the regulatory
flood protection elevation and associated flood factors for the particular area.
City of Scandia Development Code 6.10-5
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 11.0 NONCONFORMING USES
11.1 A structure or the use of a structure or premises which was lawful before the passage or amendment of
this Chapter but which is not in conformity with the provisions of this Chapter may be continued
subject to the following conditions. Historic structures, as defined in Section 2.831(b) of this Chapter,
shall be subject to the provisions of Sections 11.1 (1) —11.1 (5) of this Chapter.
(1) No such use shall be expanded, changed, enlarged, or altered in a way that increases its
nonconformity.
(2) Any structural alteration or addition to a nonconforming structure or nonconforming use which
would result in increasing the flood damage potential of that structure or use shall be protected to
the Regulatory Flood Protection Elevation in accordance with any of the elevation on fill or
flood proofing techniques (i.e., FP-1 thru FP-4 floodproofing classifications) allowable in the
State Building Code, except as further restricted in 11.1 (3) and 11.1 (6) below.
(3) The cost of all structural alterations or additions to any nonconforming structure over the life of
the structure shall not exceed 50 percent of the market value of the structure unless the
conditions of this Section are satisfied. The cost of all structural alterations and additions must
include all costs such as construction materials and a reasonable cost placed on all manpower or
labor. If the cost of all previous and proposed alterations and additions exceeds 50 percent of the
market value of the structure, then the structure must meet the standards of Section 4.0 or 5.0 of
this Chapter for new structures depending upon whether the structure is in the Floodway or
Flood Fringe District, respectively.
(4) If any nonconforming use is discontinued for 12 consecutive months, any future use of the
building premises shall conform to this Chapter. The Assessor shall notify the Building Official
in writing of instances of nonconforming uses that have been discontinued for a period of 12
months.
(5) If any nonconforming use or structure is substantially damaged, as defined in Section 2.8 (21) of
this Chapter, it shall not be reconstructed except in conformity with the provisions of this
Chapter. The applicable provisions for establishing new uses or new structures in Sections 4.0,
5.0 or 6.0 will apply depending upon whether the use or structure is in the Floodway, Flood
Fringe or General Flood Plain District, respectively.
(6) If a substantial improvement occurs, as defined in Section 2.8 (22) of this Chapter, from any
combination of a building addition to the outside dimensions of the existing building or a
rehabilitation, reconstruction, alteration, or other improvement to the inside dimensions of an
existing nonconforming building, then the building addition and the existing nonconforming
building must meet the requirements of Section 4.0 or 5.0 of this Chapter for new structures,
depending upon whether the structure is in the Floodway or Flood Fringe District, respectively.
City of Scandia Development Code 6.11-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 12.0 PENALTIES FOR VIOLATION
12.1 Violation of the provisions of this Chapter or failure to comply with any of its requirements (including
violations of conditions and safeguards established in connection with grants of variances or
conditional uses) shall constitute a misdemeanor and shall be punishable as defined by law.
12.2 Nothing herein contained shall prevent the City of Scandia from taking such other lawful action as is
necessary to prevent or remedy any violation. Such actions may include but are not limited to:
(1) In responding to a suspected violation of this Chapter, the Building Official and the City of
Scandia may utilize the full array of enforcement actions available to it including but not limited
to prosecution and fines, injunctions, after -the -fact permits, orders for corrective measures or a
request to the National Flood Insurance Program for denial of flood insurance availability to the
guilty parry. The Community must act in good faith to enforce these official controls and to
correct violations to the extent possible so as not to jeopardize its eligibility in the National
Flood Insurance Program.
(2) When a violation of this Chapter is either discovered by or brought to the attention of the
Building Official, the Building Official shall immediately investigate the situation and document
the nature and extent of the violation of the official control. As soon as is reasonably possible,
this information will be submitted to the appropriate Department of Natural Resources' and
Federal Emergency Management Agency Regional Office along with the Community's plan of
action to correct the violation to the degree possible.
(3) The Building Official shall notify the suspected parry of the requirements of this Chapter and all
other official controls and the nature and extent of the suspected violation of these controls. If
the structure and/or use is under construction or development, the Building Official may order
the construction or development immediately halted until a proper permit or approval is granted
by the Community. If the construction or development is already completed, then the Building
Official may either: (1) issue an order identifying the corrective actions that must be made
within a specified time period to bring the use or structure into compliance with the official
controls; or (2) notify the responsible parry to apply for an after -the -fact permit/development
approval within a specified period of time not to exceed 30-days.
(4) If the responsible parry does not appropriately respond to the Building Official within the
specified period of time, each additional day that lapses shall constitute an additional violation of
this Chapter and shall be prosecuted accordingly. The Building Official shall also upon the lapse
of the specified response period notify the landowner to restore the land to the condition which
existed prior to the violation of this Chapter.
City of Scandia Development Code 6.12-1
Adopted March 5, 2008 (as amended through Ordinance 118, February 3, 2010) Chapter Six 0 Floodplain Management Regulations
SECTION 13.0 AMENDMENTS
13.1 Amendments to Floodplain Designations. The flood plain designation on the Official Zoning Map
shall not be removed from flood plain areas unless it can be shown that the designation is in error or
that the area has been filled to or above the elevation of the regulatory flood protection elevation and is
contiguous to lands outside the flood plain. Special exceptions to this rule may be permitted by the
Commissioner of Natural Resources if he determines that, through other measures, lands are
adequately protected for the intended use.
13.2 Amendments to this Chapter. All amendments to this Chapter, including amendments to the Official
Zoning Map affecting the Floodway, Flood Fringe or General Flood Plain Districts, must be submitted
to and approved by the Commissioner of Natural Resources prior to adoption. Changes in the Official
Zoning Map must meet the Federal Emergency Management Agency's (FEMA) Technical Conditions
and Criteria and must receive prior FEMA approval before adoption. The Commissioner of Natural
Resources must be given 10-days written notice of all hearings to consider an amendment to this
Chapter and said notice shall include a draft of the ordinance amendment or technical study under
consideration.
City of Scandia Development Code 6.13-1