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HomeMy WebLinkAbout2021-06-10 Council Work Session Agenda PacketCouncil Work Session Agenda June 10, 2021 - 5:30 pm 1. Call to Order / Roll Call 2. Residential Zoning District Ordinance Updates* 3. Unscheduled Items 4. Adjournment *Includes Materials - Materials relating to these agenda items can be found in the house agenda packet book located by the Council Chambers entrance, or online at the City’s website at www.corcoranmn.gov. Due to the COVID-19 health pandemic, the City Council’s regular meeting place is not available and is not open to the public. Pursuant to Minnesota Statute 13D.021 the one or more members of the City Council may participate by telephone or other electronic means. Meeting Held Via Telephone/Other Electronic Means Call-in Instructions Call: +1 312 626 6799 US Enter Meeting ID: 899 5818 6166 Press *9 to speak during the Public Comment Sections in the meeting. Video Link and Instructions: https://us02web.zoom.us/j/89958186166 visit http://www.zoom.us and enter Meeting ID: 899 5818 6166 Participants can utilize the Raise Hand function to be recognized to speak during the Public Comment sections in the meeting. Participant video feeds will be muted. For more information on options to provide public comment visit: www.corcoranmn.gov 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 2. TO: Corcoran City Council and Planning Commission FROM: Kendra Lindahl, Landform DATE: June 5, 2021 for the June 10, 2021 Joint City Council/Planning Commission Work Session RE: Residential Zoning District Ordinance Updates (city file 21-011) REVIEW DEADLINE: N/A 1.Description of Request The Council directed staff to prepare a draft urban cluster development option and provide graphics with examples of how different open space requirements would affect development patterns. 2. Background The Council held a work session on March 25th and discussed a number of ordinance updates that they would like to see and developed a list of their four top priorities: a.Revisions to the Planned Unit Development (PUD) ordinance b.Urban cluster development c.Buffers/Transitions to residential districts d.Removal of conditional uses The Council directed staff to bring back options for the urban cluster development and directed Council members Nichols and Thomas to create a PUD subcommittee and bring back options at a future meeting. At the April 22nd Work Session staff presented options for the City Council consider for tools to either preserve significant natural features or open space. The Council indicated a desire to use incentives rather than require preservation of natural resources and open space areas. The Council directed staff to prepare an urban cluster ordinance to preserve open space. The council debated whether different housing types would be allowed within a district, how much open space should be preserved and what types of flexibility would be offered to incentivize preservation of open space. Staff was directed to bring back examples of how development might look with different levels of preservation. Urban Cluster Ordinance (city file 21-011) 2 June 10, 2021 3. Analysis In order to give a sense of what impact different open space preservation requirements would have on development, staff prepared five development exhibits: • A standard subdivision meeting the RSF-2 standards • A subdivision with 20% open space • A subdivision with 30% open space • A subdivision with 40% open space • A subdivision with 50% open space The plans are based on a hypothetical 40 acre parcel in the Low Density Residential Land Use category, which requires 3-5 units per net acre. The plans include wetlands typical for a Corcoran parcel. Based on the direction from the Council, the plans only count upland open space toward meeting the open space requirements. Each plan stubs streets to adjacent parcels as required by the City Code. The exhibits show that preservation of open space will require smaller lots or a change in unit type. It seems likely that development with more than 30% open space will require attached housing in order to meet the minimum density goals adopted in the Comprehensive Plan. Draft Ordinance The draft ordinance was developed based on a variety of sources that were discussed at the April Council Work Session. In order to maintain consistency in the Code, the format is similar to the OS&P (Open Space & Preservation Plat) in Section 940. The new ordinance would follow the OS&P section and would be a new Section 941 of the Subdivision Ordinance. Staff has drafted a cluster ordinance that allows all development in the Low Density Residential land use category to be eligible for the Urban Cluster ordinance. The land must continue to meet the density goals in the comprehensive plan, which means that of the required density for a project is now on less land. Land in the LDR category would be zoned RSF-2 (single family residential) or RSF-3 (single and two-family residential) and these districts were for eligible districts in this draft of the Urban Cluster ordinance. While other residential land use categories could be added, the mass of buildings needed in Medium Density Residential, Mixed Residential and High Density Residential areas to meet density requirements could result in buildings taller than the Council indicated was desirable. • Does the Council and Commission want to allow the Urban Cluster in the Low Density Land Use only or should it be applied to other residential land use categories? The Council did provide some direction to allow different housing types than would typically be allowed in the zoning district, so the draft language builds that in with some limitations. • Is the flexibility consistent with the benefit gained through the open space preservation? Urban Cluster Ordinance (city file 21-011) 3 June 10, 2021 The draft ordinance is written to require 30% open space preservation. Open space must be based on the total gross land area and must include 30% of gross land area as open space. The open space must be a conservation easement owned and maintained by an HOA. In the OS&P plats, the easements must be temporary so that they could be developed in the future should municipal sewer and water become available; however, these parcels will have utilities. The draft requires permanent conservation easements for Urban Cluster plats. The draft ordinance requires a minimum of 20 acres in order to be eligible for this process. A minimum acreage was a common theme in many cluster ordinances in order to ensure that meaningful open space is preserved. • Is a minimum project area desirable? The draft has no minimum lot size proposed, but simply requires that the setback requirements be met. Our work show that lots would need to be approximately 5,800 sq. ft. and 45 feet wide to meet the minimum density goal of 3 units per acre with 30% open space. • Minimum lot widths and lot sizes could be provided if desired, but could serve to reduce developer flexibility. Does compliance with the setback requirements provide reasonable flexibility in exchange for open space or would the Council like to establish minimum lot sizes in the ordinance? The draft includes minimum setbacks of 20 feet for the front and rear lot lines and 5 foot side lot lines. The 20-foot front setback is the current minimum in the RSF-2 and RSF-3 districts, but the side is 15 feet between buildings and the rear is 30 feet. The 5-foot side yard is typical in the marketplace and staff believes it is needed to meet the density goals. The proposed 20-foot rear yard is proposed to allow more development flexibility. All parts of the structure including decks and patios are required to meet that setback. • Does Council and Commission support the smaller rear yard setback or would you prefer to maintain the current 30 foot rear yard setback? The ordinance is drafted to allow standard RSF-2 development but also allow two-family dwellings (twin homes) as a permitted use in the RSF-2 district if it is part of an Urban Cluster. The RSF-3 district continues allow standard RSF-3 development plus two-family homes as a permitted use and townhomes as a conditional use. Two-family homes are a conditional use in RSF-3 in the standard ordinance and townhomes are not allowed but would be permitted as an incentive for developers to preserve open space. • Is the Council allowing these additional uses as part of an Urban Cluster? It reduces City discretion, but may incentivize developers to use the program. Some of the example ordinances we reviewed require additional architectural standards, however, the Zoning Ordinance already provides architectural standards for residential development and we propose Urban Cluster Ordinance (city file 21-011) 4 June 10, 2021 to require compliance with those standards. However, the language would not require single family and two-family homes to comply with this standard: The garage shall not comprise more than 55 percent of the viewable ground floor street-facing linear building frontage. This standard is based on the measurement of the entire garage structure and not on a measurement of the garage door or doors only. Corner lots are exempt from this requirement on one street elevation. The Urban Cluster developments will have smaller lots and homes will be dominated by the garage doors by necessity and could not comply with this requirement. Next Steps The Planning Commission and Council should provide feedback on the draft ordinance and staff will prepare a revised version for public review. We will review the draft language with the City Attorney prior to presenting a draft to the Planning Commission. The Council should provide direction to staff regarding public input • A virtual or in person open house could be scheduled to gather input • A developer’s round table could be scheduled to gather input from the development community • Council could direct staff to proceed with a public hearing at the Planning Commission. Depending on the decision regarding any additional public process, the item could be scheduled for a public hearing at the Planning Commission and Council adoption in August or September. Summary This initial draft is provided for discussion. We have proposed a 30% open space requirement which could allow a development with lots similar in size to the smallest lots in Bass Lake Crossing South or a mix or single family home, two-family homes and townhomes depending on the district. We have limited this option to the single family zoning districts for RSF-2 and RSF-3 because we think the other residential zoning districts would result in larger building than the Council stated as desirable. The Planning Commission and Council should discuss and provide feedback. 4. Requested Action Provide direction for staff on draft urban cluster ordinance. Attachments 1. Land Use Map 2. Zoning Map 3. Development Cluster Alternatives Exhibit 4. DRAFT urban cluster ordinance !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!City of GreenfieldCityofMapleGroveCity of Medina City of Rogers Bechtold RdPioneer Trl TrailHavenRdCounty Road 116County Road 30 S c h u t t e R d Oakdale Dr County Road 10 Horseshoe Trl C o u n t y R o a d 5 0 Larsen Rd Willow DrHunterRdCounty Road 19Homestead Trl Cain RdRolling Hills RdCountry Rd Mohawk DrLarkin RdFoxline DrStrehler Rd Dassel Ln OldSettlersRd Stieg Rd Kalk RdMeister Rd Maple Hill Rd93rd Ave N Tessmer Rd Blue Bonnet DrJubertLn456710 456750 456719 456730 4567116 4567101 4567117 Brockton Ln N109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u sh CreekRushCreek South F o rk R u sh Creek SouthForkRu shC reekThe method and timing of regional wastewater service to be determined through future study. 6/21/2022 6/21/2022 1/25/2026 1/25/2026 1/22/2023 6/21/2022 4/28/2021 1/22/2023 1/22/2023 1/21/2021 10/2020 12/13/22 4/27/2022 4/27/2022 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: \\MS PFSV 02\DesignDepot\Library\S oftware\GIS \Client\City of Corcoran\City wide maps\2040 Future Land Use.mxd Date: 6/16/2020 Time: 10:58:05 AM User: KShay Rural/Ag Residential Existing Residential Low Density Residential Medium Density Residential Mixed Residential High Density Residential Rural Service/Commercial Commercial Mixed Use Business Park Light Industrial Public/Semi-Public Parks/Open Space Agricultural Preserve (Date of Expiration) Open Water Municipal Boundary 2040 MUSA Future MUSA Expansion Area !!! !!! !!!Future Study Area Parcel Boundaries Streams Lake/Open Water Wetlands Map 2-12040 Future Land Use Source:Revised National Wetland Inventory (MN DNR, 2009-2014) !!!!!!!!!!!!!! !!!!!!!!!!!!!!! ! !!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!! !!!!!!!!! ! !!! !!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!! ! ! !!! ! ! ! ! ! ! !!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!! ! ! !! ! ! ! ! !!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! !!!!!!!!! !!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!î î î s s òñð òñð ñ ñ ï ï î î s ñ ï ROAD SCHUTTE GLEASON ROAD JUBERT LAKE MEISTER ROAD O L D S E T T L E R S R D HORSESHOE TRAIL STIEG RD WILLOW DRIVEHACKAMORE ROADTRAIL HAVEN ROADCAIN ROADO A K D A L E D R STREHLER ROAD PIONEER TR COUNTY ROAD 117 ROLLLING HILLS RDLARKIN RD TOWNSHIP OF HASSAN CITY OF GREENFIELDCITY OF MAPLE GROVESCOTT LAKEBECHTOLD ROAD$+ $+ $+ $+ $+ $+ $+ $+ MORIN LAKE GOOSE LAKE COOK LAKE RUSH CREEK Official Zoning Map 3,000 0 3,0001,500 Feet Zoning Districts: UR Urban Reserve RR Rural Residential RSF-1 Single Family Residential 1 RSF-2 Single Family Residential 2 RSF-3 Single and Two Family Residential 3 RMF-1 Medium Density Residential RMF-2 Mixed Residential RMF-3 High Density Residential MP Manufactured Home Park P-I Public / Institutional TCR Transitional Rural Commercial CR Rural Commercial C-1 Neighborhood Commercial C-2 Community Commercial DMU Downtown Mixed Use GMU General Mixed Use BP Business District I-1 Light Industrial PUD Planned Unit Development ï Cemetery î ChurchsGolf Course ñ Government Building òñð Public Park !!!!!2040 Metropolitan Urban Service Area City Limit Open Water Shoreland Overlay District Adopted June 2011 19 10 30 116 101 50 19 10 ± Updated September 2020 Area and Density Data Site Area - Gross 40.3 ac Site Area - Net Density (Post Development - Gross area less wetlands, buffers, ROW, easements) 23.0 ac # of Lots 77 Subdivision Net Density 3.3 units / ac Lot Data Minimum Lot Area 11,000 sq ft Minimum Lot Width 80 ft Minimum Lot Depth 137.5 ft Setback - Front 20 ft Setback - Rear 30 ft Setback - Side 7.5 ft Setback - Wetland Buffer 15 ft Unit Type: Single Family Buildable Area: 5,687 sq ft (65’x87.5’) Lot Line Setback LinesRSF-2 - Lot size 80' x 137.5' = 11,000 sq. ft. 65'87.5'45'85'20% - Lot size 55' x 135' = 7,425 sq. ft. 30% - Lot size 45' x 130' = 5,850 sq. ft. 35'80'40% - Unit Size 28' x 55' 28'55'50% - Unit size 32' x 36'32'36'Legend Stormwater (10% of developable area) Av e r a g e W e t l a n d B u f f e r Average Wetland BufferAverage Wetland Buff e r Wetland Wetland Wetland ROW Existing ROW Street ConnectionStreet ConnectionTyp.60’Street ConnectionStreet Connection Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. DEVELOPMENT STANDARD • Corcoran, MN 06.10.2021 Example 40-Acre Subdivision: RSF-2 District Preserved Open Space (20% gross area) Area and Density Data Site Area - Gross 40.3 ac # of Lots 78 Site Area - Net Density (Post Development - Gross area less wetlands, buffers, ROW, easements) 22.9 ac Net Density 3.3 units / ac Lot Data Minimum Lot Area 7,425 sq ft Minimum Lot Width 55 ft Minimum Lot Depth 135 ft Setback - Front 20 ft Setback - Rear 30 ft Setback - Side 5 ft Setback - Wetland Buffer 15 ft Unit Type: Single Family Buildable Area: 3,825 sq ft (45’x85’) Lot Line Setback Lines Example Unit RSF-2 - Lot size 80' x 137.5' = 11,000 sq. ft. 65'87.5'45'85'20% - Lot size 55' x 135' = 7,425 sq. ft. 30% - Lot size 45' x 130' = 5,850 sq. ft. 35'80'40% - Unit Size 28' x 55' 28'55'50% - Unit size 32' x 36'32'36'Legend Stormwater (10% of developable area) Development Area* (Gross area less wetlands, buffers, & open space) 22.9 ac Development Area Density 3.4 units / ac *Development Area Av e r a g e W e t l a n d B u f f e r Average Wetland BufferAverage Wetland Buff e r Wetland 20% Open Space Wetland Wetland ROW Street ConnectionStreet ConnectionStreet Connection Typ.60’Street ConnectionExisting ROW Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. DEVELOPMENT STANDARD • Corcoran, MN 06.10.2021 Example 40-Acre Subdivision: 20% Open Space Preserved Example Unit Elevation XX XX-XX-XXXX XX-XX-XXXX XX-XX-XXXX XX-XX-XXXX-XX-XX2016 WINGATE "E"XXXXXXXXXXFINAL REDLINESP.C. CHANGESLAST REVISEDFINAL PREPDEC. CHANGESDATE:DRAWN BY:BUYER:ADDITION:BLOCK:LOT:JOB#:GENERAL NOTES:THESE ARCHITECTURAL PLANS ANDTHE CONSTRUCTED PURSUANT TOTHE PLANS ARE THE EXCLUSIVECOPYRIGHTED PROPERTY OFM/I HOMES AND ARE PROTECTED BY UNITEDSTATES COPYRIGHT LAW. ANYUNAUTHORIZED USE OF THESEPLANS IS STRICTLY PROHIBITED.COPYRIGHT3-PIECE FRIEZE DETAIL SCALE: 1"=1'-0" (18"x24") SIDE ELEVATION REAR ELEVATION SIDE ELEVATION SCALE: 1/8"=1'-0" (18"x24")SCALE: 1/8"=1'-0" (18"x24") SCALE: 1/8"=1'-0" (18"x24") WINGATE ELEVATION E-STONEEXTERIOR ELEVATIONS Preserved Open Space (30% gross area) Area and Density Data Site Area - Gross 40.3 ac # of Lots 78 Site Area - Net Density (Post Development - Gross area less wetlands, buffers, ROW, easements) 24.3 ac Net Density 3.2 units / ac Lot Data Minimum Lot Area 5,850 sq ft Minimum Lot Width 45 ft Minimum Lot Depth 130 ft Setback - Front 20 ft Setback - Rear 30 ft Setback - Side 5 ft Setback - Wetland Buffer 15 ft Unit Type: Single Family Buildable Area: 2,800 sq ft (35’x80’) Lot Line Setback Lines RSF-2 - Lot size 80' x 137.5' = 11,000 sq. ft. 65'87.5'45'85'20% - Lot size 55' x 135' = 7,425 sq. ft. 30% - Lot size 45' x 130' = 5,850 sq. ft. 35'80'40% - Unit Size 28' x 55' 28'55'50% - Unit size 32' x 36'32'36'Legend Stormwater (10% of developable area) Development Area* (Gross area less wetlands, buffers, & open space) 19.3 ac Development Area Density 4.0 units / ac *Development Area Av e r a g e W e t l a n d B u f f e r Average Wetland BufferAverage Wetland Buff e r Wetland 30% Open Space Wetland Wetland ROW Street ConnectionStreet ConnectionStreet Connection Typ.60’Street ConnectionExisting ROW Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. DEVELOPMENT STANDARD • Corcoran, MN 06.10.2021 Example 40-Acre Subdivision: 30% Open Space Preserved Preserved Open Space (40% gross area) Area and Density Data Site Area - Gross 40.3 ac # of Lots 83 Site Area - Net Density (Post Development - Gross area less wetlands, buffers, ROW, easements) 26.5 ac Net Density 3.1 units / ac Lot Data Setback - Front 25 ft Setback - Rear 30 ft Setback - Side 20 ft (distance between buildings) Setback - Wetland Buffer 15 ft Unit Type: Townhome Buildable Area: 1,540 sq ft (28’x55’) RSF-2 - Lot size 80' x 137.5' = 11,000 sq. ft.65'87.5'45'85'20% - Lot size 55' x 135' = 7,425 sq. ft. 30% - Lot size 45' x 130' = 5,850 sq. ft. 35'80'40% - Unit Size 28' x 55' 28'55'50% - Unit size 32' x 36'32'36'Legend Stormwater (10% of developable area) Development Area* (Gross Area less wetlands, buffers, & open space) 14.8 ac Development Area Density 5.6 units / ac *Development Area Example Unit Plan View for 4-plex Av e r a g e W e t l a n d B u f f e r Average Wetland BufferAverage Wetland Buff e r Wetland 40% Open Space Wetland Wetland ROW Street ConnectionStreet ConnectionTyp.60’Street ConnectionExisting ROW Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. DEVELOPMENT STANDARD • Corcoran, MN 06.10.2021 Example 40-Acre Subdivision: 40% Open Space Preserved Preserved Open Space (50% gross area) Area and Density Data Site Area - Gross 40.3 ac # of Lots 84 Site Area - Net Density (Post Development - Gross area less wetlands, buffers, ROW, easements) 27.1 ac Net Density 3.1 units / ac Lot Data Setback - Front 25 ft Setback - Rear 30 ft Setback - Side 30 ft (distance between buildings) Setback - Wetland Buffer 15 ft Unit Type: Townhome Buildable Area: 1,152 sq ft (32’x36’) RSF-2 - Lot size 80' x 137.5' = 11,000 sq. ft.65'87.5'45'85'20% - Lot size 55' x 135' = 7,425 sq. ft.30% - Lot size 45' x 130' = 5,850 sq. ft.35'80'40% - Unit Size 28' x 55' 28'55'50% - Unit size 32' x 36'32'36'Legend Stormwater (10% of developable area) Development Area * (Gross Area less wetlands, buffers, & open space) 11.3 ac Development Area Density 7.4 units / ac *Development Area Example Unit Elevation LENNAR.COM 952-373-0485 16305 36th Ave. N Suite 600, Plymouth, MN 55446 A B Elevations of a home may vary and we reserve the right to substitute and /or modify design and materials, in our sole opinion and without notice. Please see your New Home Consultant and home purchase agreement for actual features designated as an Everything’s Included feature, additional information, disclosures, and disclaimers relating to your home and its features. Plans are artist’s renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to plans and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home’s precise or actual size. Any statement, verbal or written, regarding “under air” or “finished area” or any other description or modifi er of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. Visit Lennar.com or see a Lennar New Home Consultant for further details and important legal disclaimers. This is not an offer in states where prior registration is required. Void where prohibited by law. †Twin Cities #1 Builder – awarded by The Builder’s Association of the Twin Cities. Copyright © 2020 Lennar Corporation. All rights reserved. Lennar, the Lennar logo, Everything’s Included and the Everything’s Included logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. U.S. Home Corporation d/b/a Lennar – Lennar Sales Corp. Seller’s broker. U.S. Home Corporation, BC001413 Construction License. CalAtlantic Group, Inc. Seller’s broker. CalAtlantic Group, Inc. BC736565, BC700385 Construction Licenses. (10195) 7/20 The Revere Av e r a g e W e t l a n d B u f f e r Average Wetland BufferAverage Wetland Buff e r Wetland 50% Open Space Wetland Wetland ROWStreet ConnectionTyp.60’Street ConnectionExisting ROW Private Drive 28’ Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. DEVELOPMENT STANDARD • Corcoran, MN 06.10.2021 Example 40-Acre Subdivision: 50% Open Space Preserved 1 SECTION 941 – URBAN CLUSTER PLATS 941.010 – Purpose of Division. The purpose of Urban Cluster ordinance is to preserve open space in the Metropolitan Urban Service Area (MUSA). Urban Cluster plats provide developers with added flexibility in designing plats and incentives to voluntarily protect, preserve, enhance or restore open space and natural resources on their property. 941.020 – Objectives of Division and Definitions. Subd. 1. The objectives of this division are to: A. Preserve open space for the benefit of Corcoran residents. B. Preserve natural resources as identified in the Comprehensive Plan. C. Preserve permanent natural habitat and vegetated corridors for the shelter and movement of diverse wildlife. D. Allow greater flexibility in the design of residential developments in order to create a more esthetically pleasing visual impact than standard development, particularly along arterial roadways and with respect to abutting properties. E. Provide economic incentives to land owners to preserve, protect and/or restore high quality woodlots and other identified natural resources areas. F. Accomplish the objectives of the comprehensive plan in a voluntary manner through the use of incentives. G. Preserve views to the open space from each building unit and from off-site vantage points to the maximum possible. H. Locate neighborhood recreational open spaces such that they are an integral part of the neighborhood, are suitable for the projected demographic makeup of residents, are at an elevation appropriate to their intended recreational use, have boundaries that are clearly defined and are accessible to all neighborhood residents from a public street or trail. I. Locate lots to preserve woodlands, farmland or other natural features or character, including places of historic, archeological or cultural value. Preserve natural resources as identified in the Comprehensive Plan to the maximum extent possible in a contiguous, connected configuration. Natural open spaces may include, but are not limited to, fields, wetlands, slopes, bluffs, woods, lakes, ponds, streams, shore lands, and other environmentally sensitive areas. 2 941.030 Application Standards. Subd.1. Urban Cluster plats are subject to the standards in this section, which provide design and development incentives in exchange for preservation open space. Subd 2. All land designated as Low Density Residential on the 2040 Future Land Use map is eligible to apply for an Urban Cluster plat. Subd 3. Any Urban Cluster plat can develop in phases based on the approved plat. 941.040 – Procedure. Subd. 1. Urban Cluster developments shall be approved through the subdivision process. All procedures for a standard subdivision as provided in Section 930 and Section 935 of the Subdivision Ordinance shall be followed for each type of Urban Cluster plat applications, with the addition of the following: A. A pre-application meeting with the City in order for all parties to be made fully aware of any procedures, policies, or other issues regarding the plat. B. Preliminary Plat. Following the pre-application meeting with the City, the applicant shall submit a preliminary plat. All information required to be submitted in Section 930 is required to be submitted with any Urban Cluster application, with the addition of the following: 1. A resource inventory presented on an aerial photograph at a scale of no less than one inch equals 200 feet, including the following: a. Vegetation inventory identifying the general cover types defining boundaries of woodland areas and identifying stand-alone trees of a size and species identified in the City preservation and restoration standards as significant. b. Trees or wooded areas to be removed for streets, drives, buildings, drainage or other purposes shall be identified. c. Visual resources, showing views onto the tract from surrounding streets and public areas, as well as views within the tract. d. Description of the historic character of buildings and structures, historically important landscapes, and known archeological features. e. Context, including general outlines of existing buildings, land uses, and natural features such as water bodies or wooded areas, streets and property boundaries within 100 feet of the tract. 2. A calculation of the proposed open space or preservation plat. 3 3. A narrative from the applicant as to the rationale behind the proposed layout and open space. 4. An itemized list of all documents, agreements and actions necessary to be completed prior to recording of the plat, including land area to be protected with a conservation easement as open space or park dedication, the number and size of lots. This shall include all applicable Homeowners' association documents (if any), including bylaws, deed restrictions, covenants, and proposed conservation easements, prepared or approved by the holder of the conservation easement. 941.050 – Development Standards. Subd. 1. Urban Cluster or restoration plats shall comply with the following minimum standards: A. Land area. 1. To be eligible for an Urban Cluster plat a minimum of 20 acres is required. 2. Under an Urban Cluster plat a minimum of 30% percent of the gross land area (of no more than two non-contiguous pieces) of the development site shall be dedicated as preserved open space Open space must be protected by a conservation easement or deed restrictions in favor of the city. The preserved upland areas may include wetlands or other water features but only upland area will be used to calculate the 30% land area requirement. B. Open space development standards. Open space to be preserved or restored within an Urban Cluster plan shall meet the following criteria: 1. Open space required to be preserved to meet the Urban Cluster plat requirements shall not be used to meet the park dedication requirements of the Subdivision Ordinance. Park dedication shall be in addition to any required open space preservation. 2. Open space shall be in a contiguous, connected configuration including or adjacent to existing natural areas or parks. Open space that is divided by a local street shall be considered contiguous. 3. Open space shall be maintained free of noxious weeds, litter or debris. 4. Open spaces shall be protected by the placement of a permanent conservation easement, covenant or deed restriction in favor of the City over the open space. 5. Open space shall be owned by an individual, a homeowners' association, the City or other legal entity that will use the land for open space purposes pursuant to a conservation. In the case of private ownership of open space where public 4 access is desired, such as a trail crossing or other public purpose, the City shall require that a public easement be provided over the open space area. 6. A preservation, restoration and management plan agreeable to the City shall be prepared and filed for open space land. This plan shall include areas proposed for interim agricultural uses as well restoration plans should agriculture cease on the site. a. The City Council may, at its discretion, require financial guarantees of performance of restoration, seeding, cutting or planting. b. Where land remains in the ownership of the developer or an association, the City may inspect the property at any time to ensure that provisions of the management plan are being implemented. C. Municipal Utilities. All development must be serviced by municipal sanitary sewer and water. D. Dimensional regulations and Development standards. The dimensional regulations for open space preservation plats must comply with the following standards: 1. Minimum lot size. There is no minimum lot size. The applicant must provide information to show that homes can comply with the setbacks in the following section. 2. Building setbacks. The minimum building setbacks shall be as follows: a. Front (all property lines abutting a street): 20 feet (unless adjacent to a Major Roadway, which has minimum setback of 100 feet). Driveways must provide a minimum of 22 feet between the right-of-way and garage. b. Side: 5 feet. c. Rear: 30 feet. 3. Street standards. Street standards shall comply with Section 945 (Design Standards) of the Subdivision Ordinance. 4. Accessory structures (such as gazebos, benches and play equipment) for the benefit of the neighborhood shall be allowed on preserved open space lots without a principal structure as approved by the City Council through a Site Plan application. Such structures shall be maintained by the HOA. 5. Development must comply with the Design Requirements in Section 1040.040, Subd. 8 and Section 1040.060 Subd. 9 of the Zoning Ordinance, except that the garage standards in Section 1040.040, Subd. 8.B.1 shall not apply. 6. All lots shall front a paved street, internal to the site. 5 7. Connect individual home sites with pedestrian corridors or sidewalks to larger open spaces and places of destination on-site and off-site. Open spaces should be accessible to pedestrians at roughly 1,200-foot intervals along public roadways. Pedestrian corridors between lots shall be at least 50 feet in width and buffered from view of adjacent properties. 8. Landscape common areas and street rights-of-way with native vegetation with high wildlife conservation value. E. Permitted Uses. In addition to the uses permitted in the applicable zoning district the following are permitted: 1. In the RSF-2 district: a. Permitted Uses. Permitted uses allowed in the RSF-2 district and two-family dwellings. b. Accessory Uses. Accessory uses allowed in the RSF-2 district. c. Conditional Uses. Conditional allowed in the RSF-2 district, subject the conditional use process and standards in the ordinance. d. Interim Uses. Permitted uses allowed in the RSF-2 district, subject the interim use process and standards in the ordinance. e. Administrative Permit Uses. Permitted uses allowed in the RSF-2 district subject the administrative permit process and standards in the ordinance. 2. In the RSF-3 district: f. Permitted Uses. Permitted uses allowed in the RSF-3 district and two-family dwellings. g. Accessory Uses. Accessory uses allowed in the RSF-3 district. h. Conditional Uses. Conditional allowed in the RSF-3 district, subject the conditional use process and standards in the ordinance and Single-Family Attached Dwellings with no more than six (6) dwelling units per structure in a row (and no back to back townhome units). i. Interim Uses. Permitted uses allowed in the RSF-3 district, subject the interim use process and standards in the ordinance. j. Administrative Permit Uses. Permitted uses allowed in the RSF-3 district subject the administrative permit process and standards in the ordinance. 941.060 – Ownership of Common Areas. Subd. 1. Operation and maintenance requirements for residential subdivision common open space facilities shall be as provided in this division. Where certain land areas or structures are provided within the subdivision for private recreational use or as common service facilities, the owner of such land and buildings shall provide covenants as approved by the City to ensure their continued operation and maintenance to a predetermined reasonable standard. These common areas may be placed under the ownership of one of the following, depending upon which is more appropriate in the discretion of the city: 6 A. Dedicated to the public where a community-wide use would be anticipated. This would be in addition to any park dedication requirements. B. Homeowners' associations. A homeowners' association shall be established to maintain all preserved open space and recreational facilities, except in cases where the land is dedicated to the City for public purposes. Such homeowners' association management agreements shall be established prior to the sale of any lots. Homeowners' association management agreements shall include the following: 1. The agreement shall include a legal description of the common lands, facilities and open space or conservation areas. 2. Membership in the association shall be mandatory for all purchasers of homes in the development and their successors. 3. The agreement shall include restrictions placed upon the use and enjoyment of the lands or facilities, including the persons or entities entitled to enforce the restrictions. 4. The agreement shall include a mechanism for resolving disputes among the owners or association members. 5. The agreement shall provide standards for scheduled maintenance of open spaces, buildings and facilities. The association must be responsible for liability insurance and local taxes, 6. The agreement shall provide a plan guaranteeing continuing maintenance of open spaces that shall be submitted to the city council as part of the data requirements for an open space development. 7. The agreement shall include a mechanism to assess and enforce the common expenses for the land or facilities, including upkeep and maintenance expenses, real estate taxes and insurance premiums. 8. The agreement shall include the conditions and timing of the transfer of ownership and control of land or facilities to the association or the common ownership. 9. The homeowners must pay their pro rata share of associated costs and the assessment levied by the association shall become a lien on the property in accordance with the law; and 10. The association must be able to adjust the assessment to meet changed circumstances and needs 11. Any proposed change in the articles of association or incorporation shall require the prior written approval of the City. 7 12. Any other matters the developer or City deems appropriate shall be included.