Shoreland ordinance
A shoreland ordinance regulates land near lakes and rivers. In Minnesota it is local regulation implementing a statewide programme, and it is the binding constraint on most waterfront property.
What counts as shoreland#
Broader than most owners expect.
Within 1,000 feet of the ordinary high water level of a lake, pond or flowage.
Within 300 feet of a river or stream, or the landward extent of a designated floodplain, whichever is greater.
A thousand feet is roughly a fifth of a mile. Property with no water frontage at all is frequently within shoreland.
The ordinary high water level#
Everything is measured from it.
The OHWL is the elevation delineating the highest water level maintained for long enough to leave evidence on the landscape — commonly the point where vegetation changes from predominantly aquatic to terrestrial.
It is not the current waterline, and it is not the property line. Setbacks, minimum lot sizes and drainfield locations are all determined from it.
Classification drives the standards#
Lakes fall into three classes: natural environment, recreational development and general development.
Natural environment is the strictest, applying to small and often shallow lakes. General development covers large, deep, heavily developed lakes.
The classification determines lot size and setback requirements. It has nothing to do with boating, motors, hunting or fishing, which are governed separately — a persistent misunderstanding.
Rivers carry their own classes, from remote through forested, transition, agricultural and urban to tributary segments.
Standards also differ depending on whether the lot is served by sewer.
Impervious surface#
State shoreland rules limit total impervious coverage to 25 percent of the lot area.
That includes driveways, patios, paths and accessory structures, not just the house. On a modest lakeshore lot it binds quickly, and it is a common reason a planned addition or a paved drive cannot be approved.
Impact zones#
Shore impact zone, between the OHWL and a point partway to the structure setback, where development is tightly restricted.
Bluff impact zone, comprising the bluff face and land extending back from the top. Restrictions there are strict because bluffs are geologically unstable and adding weight or removing deep-rooted vegetation can trigger slope failure.
Unpermitted work in these zones can produce a stop-work order, fines, and a requirement to restore the shoreline at the owner's expense.
Local ordinances may be stricter#
The state sets minimums. Counties and cities adopt their own ordinances and frequently exceed them.
Which means the answer for any specific parcel comes from the local zoning administrator, not from the state rules — and on lakeshore property that conversation should happen before an offer rather than after.