Storm Water Policies

City of Park Rapids Storm Water Utility

Policy and Credit Policy

 

Policy Statement.

 

All properties within the City of Park Rapids shall contribute to the Storm Water Utility in an amount proportional to the runoff generated by each land use type.

 

Definitions.

 

Unless the context specifically indicates otherwise, the following terms, as used in this policy, shall have the meanings herein-after designated:

 

A)   Surface Area. “Surface Area” referred to herein as “SA”, shall be the area of the parcel in acres, subject to any standardization, adjustments, or exceptions outlined in this policy.

B)   Land Use. The “Land Use” for a given parcel shall be the “tax classification” for that parcel on record at the Hubbard County Assessor’s Office, or other land use classification that is updated by the City Planner.

C)   Residential Equivalency Factor. “Residential Equivalency Factor”, referred to herein as “REF”, is the ratio of the accumulated direct runoff generated by a particular land use to the accumulated direct runoff generated by the residential land use.

D)   Unit Rate. “Unit Rate”, referred to herein as “UR”, is the rate in dollars per acre to be charged per one (1) REF.

E)   Single-Family Residential. Land use classification of parcels with three (3) or less living units.

F)   Multi-Family Residential. Land use classification of parcels with four (4) or more living units.

 

Rates and Charges.

 

A)   Determining the REF: The accumulated direct runoff (Q) used to determine the REFs shall be calculated based on an evaluation of the land use and application of a standardized soil type and rainfall event.

 

The calculated direct runoff (Q) shall be based on the runoff equation in the Soil Conservation Services (SCS) National Engineering Handbook Section 4 – Hydrology. The equation is as follows:

 

            Q = (P-0.2S)²

                    P+ 0.8S


 

 

Where:

S = (1000/CN)-10

P = 2.0 inches (Based on a 24-hour 2-inch rainfall event)

CN = Runoff index (Based on the land use and the Natural Resources Conservation Services (NRCS Type B soils)

 

The runoff indices (CN) and REFs for the various land uses within the City shall be set forth in the table below:

 

LAND USE

Runoff Index (CN)

REF

Single-Family Residential

72

1.00

Multi-Family Residential

85

2.72

Municipal

EXEMPT

EXEMPT

Commercial

92

4.23

Industrial

88

3.30

Institutional

(Schools, Churches, Hospitals, Government, Utilities)

92

4.23

Agricultural

75

1.30

 

The REF for Land Uses not listed above shall be determined by the City based on probable hydrologic response.

 

B)   Establishing Unit Rates: The City Council shall from time to time, by resolution, establish the Unit Rate. The Unit Rate will be equal to the Per Acre Single-Family Monthly Rate. The Unit Rate so established shall be on file with the City Administrator/Clerk and shall be used to compute the charges for a given parcel of land based on the following formula:

 

Storm Water Charges = (UR) x (REF) x (SA)

 

C)   Standardized Charges: The following rules shall apply for all purpose of simplifying and equalizing charges:

 

1)    A standard Surface Area of 0.32 acres shall be used for Single Family Residential parcels.

2)    Parcels subject to these standardized charges shall not be eligible for Adjustments (Credits) to Charges or Adjustments to Area as set forth elsewhere herein.

 

D)   Adjustments (Credits) to Charges: The City Council may provide for the adjustment of charges for parcels or groups of parcels based upon hydrologic response substantially different from the REF being used for the parcel or for parcels which employ BMPs of other storm water management practices on-site that significantly reduce the quantity or improve the quality of storm water runoff from the parcel.

 

Such adjustment shall be made only after receiving the recommendation from the Public Work Director and the City Planner, and shall not be made effective retroactively. If the adjustment would have the effect of changing the REF for all or substantially all parcels in a particular land use classification, such adjustment shall be accomplished by amending the REF table listed in this Storm Water Utility Policy.

 

Storm Water Utility Fees may be adjusted under any of the following conditions:

 

1)    Revisions of Unit Rate – The estimated expenditures for the management of storm water shall be reviewed by the City Council. The unit rate shall be adjusted accordingly to meet the estimated expenditures and will follow established procedures for adjustment of utility rates.

2)    Minimum or Maximum Fees – The City Council may establish a minimum or maximum monthly fee per parcel.

a.    The minimum fee shall be set equal to the Single-Family Residential standardized fee.

3)    Application for Credit – The City may establish a credit policy and utilize a credit application form for consideration of fee reduction.

4)    Change in Development Condition of Parcel – As land is developed and/or redeveloped the fees will be re-computed based on the revised land use.

 

E)   Adjustment to Area: The total parcel area as shown in the City Assessor’s records will be used to calculate the Surface Area for a given parcel, except that apparent errors in the recorded values may be subject to recalculation by the City. It is the responsibility of the owner or manager of any parcel to provide the City with necessary surveys, and other information as the City may reasonably request, to determine if a parcel, or portion of a parcel, qualifies for an exception or area adjustment. Requests for exceptions and/or area adjustments will be reviewed after receipt of all requested information. Exception and/or adjustments must be approved by City Staff and shall become effective the beginning of the next billing cycle following approval.

 

F)   Exemptions: The following land uses are exempt from the Storm Water Utility Fees established herein:

1)    Public street right-of-way

2)    Wetlands and public waters as defined by state law

3)    Undeveloped parcels

4)    Publicly-owned park lands, trails, natural areas, and recreational fields

5)    Railroad right-of-way

6)    Cemeteries

 

G)   Falsification of Information: Willful failure to provide information that the City may reasonably request related to the use, development and area of a premise, or falsification of such information, shall constitute a violation of the City’s Storm Water Utility Ordinance.

 

Credits.

 

Storm Water Utility fees may be adjusted under the conditions stated below. It shall be the responsibility of the property owner to provide justification for the fee adjustment.

 

City staff must approve all credit applications. Credits may be applied for year round. Applications must be received by September 15 to be applied to the following year’s billing. The City may establish a fee for the review and processing of the SWU Credit Application.

 

Parcels subject to the standardized charges shall not be eligible for Adjustments to Charges of Adjustments to Area as set forth in the City Ordinance.

 

Note that maximum Credits are cumulative and cannot exceed 75 percent.

 

Wetland areas shall be excluded from the total parcel area when calculating the Utility Fee. Wetland areas that are shown on the Hubbard County National Wetlands Inventory have already been subtracted from the parcel area assessed for the Utility Fee.

 

Storm Water Quantity Reduction and Quality Improvement Credits.

 

1)    Detention – If it can be demonstrated that an individual parcel detains storm water runoff such that the runoff is reduced by at least 5% from the predevelopment rate for a 24-hour, 2-, 10- and 100-year runoff event, that parcel shall be eligible for a 25% Storm Water Utility Fee reduction.

 

2)    Retention – If it can be demonstrated that an individual parcel retains or infiltrates at least 1 inch runoff volume calculated over the entire site and meets the following requirements, that parcel shall be eligible for a 25% Storm Water Utility Fee reduction. Retention or infiltration must be done in an on-site, constructed storm water management facility and be maintained by the landowner (with a maintenance agreement).

 

3)    Water Quality – If it can be demonstrated that an individual parcel has (a) facilities constructed specifically for the purpose of storm water enhancement, Best Management Practices (BMP), may be eligible for a credit.

 

a.    Documentation must be provided to the City for evaluation of the BMP demonstrating the water quality improvement. It is required that the documentation be prepared by a licensed professional engineer of the State of Minnesota and provide the necessary drawings and calculations to support the storm water benefit. It is the applicant’s responsibility to prove the benefit.

 

b.    The Storm Water Utility Fee shall be reduced by a percentage based on the treatment capacity (load reduction) of the BMP(s) for a 24-hour, 2-inch rainfall event. A cumulative maximum credit of 50% may be obtained.

 

c.    The following are some examples of Best Management Practices:

 

Storm water retention and detention ponds

Wet or dry swales

Filter Strips

Infiltration trenches or ponds

Underground Storage of Filters

Sand Filters

Soak Away Pits

Green Roof

Pervious Pavers

Dry Wells

 

4)    Regional Treatment – Where regional treatment exists and the regional treatment meets any of the above credit reductions for the total area draining to the regional treatment, parcels with 75% or more of their runoff directly entering the regional treatment facility by storm sewer or overland flow, may be eligible for up to a 25% credit based on the above requirements.

 

Land Use Credits.

 

1)    Parcels with green space or vacant land meeting all of the following criteria may be granted up to a 50% reduction from the monthly charge. The credit shall be calculated based on the percentage of the total parcel eligible.

 

Criteria:

a.    Green/vacant space shall be pervious, continuously vegetated areas incorporated into the developed parcel.

 

b.    The property must comply with other City of Park Rapids ordinances such as mowing and nuisance or noxious weed ordinances.

 

c.    The space shall not have more than 25% impacted, compacted soils. Examples of impacted spaces are trails and compacted gravel areas.

 

d.    The green/vacant space must be at least 10% of the total parcel.

 

e.    The eligible green/vacant space must have a separation of at least ten (10) feet from any impervious surface.


City of Park Rapids Storm Water Utility

Credit Application

 

Business / Organization Name:                                                                                       

Contact:                                                                                                                                               

Phone Number:                                                                                                                   

E-mail Address:                                                                                                                  

 

Parcel Address:                                                                                                                   

                                                                                                                                               

Owner Billing Address:                                                                                                      

(If different than above)                                                                                                   

 

Parcel I.D. Number:                                             Parcel Acreage:                                    Land Use Category:                          

 

CREDIT REQUIREMENTS:

It shall be the responsibility of the owner to provide justification for a credit (fee adjustment). Credits are cumulative and cannot exceed 75% of the base fee. The credit shall be applied, to the billing cycle directly following credit approval from the City and shall not be applied retroactively.

Attach the following documentation with your credit application for each of the Credits you are applying to receive.

1)       Detention Credit –Provide drawings and calculations to verify that the storm water runoff from the site is detained to at least 5% less than the predevelopment rate for a 24-hour, 2-, 10- and 100-year runoff event. Possible 25% credit available.

2)       Retention Credit –Provide drawings and calculations to verify that the parcel retains or infiltrates at least 1 inch runoff volume calculated over the entire site. Retention or infiltration must be done in an on-site, constructed storm water management facility. Please provide documentation that clearly states that the landowner will be responsible for maintaining the management facility (Maintenance agreement). Possible 25% credit available.

3)       Water Quality Credit – Provide documentation demonstrating the water quality improvement. It is required that the documentation be prepared by a licensed professional engineer of the State of Minnesota. Also provide the necessary drawings and calculations to support the storm water benefit. It is the applicant’s responsibility to prove the benefit. Possible 50% credit based proportionally on treatment capacity (load reduction) for a 24-hour, 2-inch rainfall event.

4)       Regional Treatment Credit – Provide drawings and calculations to verify that at least 75% of the parcel’s runoff directly enters a regional treatment facility by storm sewer or overland flow. Also provide drawings and calculations to verify that the regional storm water facility meets any of the above credit reductions for the total area draining to the regional facility. Possible 25% credit based on above credit requirements.

5)       Green/Vacant Space Land Use Credit – Provide a diagram(s) and documentation that clearly dimensions the green/vacant space and shows that the green/vacant space meets all of the following criteria:

a.  Green/vacant space shall be pervious, continuously vegetated areas incorporated into the developed parcel.

b.  The property must comply with other City of Park Rapids ordinances such as mowing and nuisance or noxious weed ordinances.

c.  The space shall not have more than 25% impacted, compacted soils. Examples of impacted spaces are trails and compacted gravel areas.

d.  The green/vacant space must be at least 10% of the total parcel.

e.   The eligible green/vacant space must have a separation of at least 10 feet from any impervious surface.

Possible 50% credit based proportionally to the total parcel eligible.

PARCEL CREDITS:                                                                                                              (City Use Only)

                                                                                                Owners Estimate                     City Approved

Detention Credit (25%)                                                                                                                                          

Retention Credit      (25%)                                                                                                                                    

Water Quality Credit (Up to 50%)                                                                                                                                         

Regional Treatment Credit (Up to 25%)                                                                                                                 

Green/Vacant Space Credit (Up to 50%)                                                                                                                               

TOTAL CUMULATIVE CREDIT (75% Max.)                                                                                                                                   

 

City Use Only:

Base Utility Fee             x        Approved Credit Percent     =    Adjusted Monthly Fee                Review Initials          Date  

      x                                =