HomeMy WebLinkAbout2011-05-05 - Planning Commission Agenda PacketCITY OF CORCORAN
PLANNING COMMISSION MEETING
7:00 PM — Thursday, May 5, 2011
AGENDA
1. Call to Order
2. Pledge of Allegiance
3. Open Forum
4. Approval of:
a. Agenda
b. *April 7, 2011 Commission Minutes
5. Unfinished Business:
a. *Ordinance Update Discussion
i. Staff Report
ii. Public Comment
iii. Commission Discussion / Direction to Staff
6. New Business
7. Reports:
a. Liaison Report (Guenthner)
b. Other Business
8. Adjournment
*Literature to review
Material relating to these agenda items can be found in the House Agenda Packet,
located near the entrance to the Council Chambers Meeting Area.
City of Corcoran
Planning Commission Meeting Minutes
Thursday, April 5, 2011
no
1. Chair Hank called the Planning Commission meeting of April 5, 2011 to order at 7:00 p.m.
a. Present were Commissioners, Darrell Krueger, Pat Hank, Dean Jacobs, , Rick Ravnholdt,
Robert Laddusaw, and Nell Kadlec.
b. Not Present: None
c. Others present for the meeting: Council Liaison Roz Milbrandt, Council member Rich
Asleson, Alternate Commissioners Loren Kohnen and Meredit dministrator Dan
Donahue, and Planner Kendra Lindahl,
2. Pledge of Allegiance
3. Open Forum
4. Approval of:
a. Agenda. MOTION made by Ravnholdt /Jacobs to approve the agenda as pre d. All voted
aye. (Motion carried 6:0)
b. Minutes of January 1, 2011. MOTION by Kadlec /Kruege tz•o approve as presented. All voted
aye. (Motion carried 6:0) ` 4
c. Minutes of March 3, 2011. Donahue out that this technically vas a joint meeting
between the Planning Commission, the ar Commission, and the City Council with the council
presiding. The council had already appr d the minutes at their meeting on March 24, 2011.
However, during the meeting of March 3, 11, the Planning Commission did elect the chair and
vice -chair for 2011. Donahue recommende that the Commission affirm the council's approval of
the minutes. Motion made by Ravnholdt /Laddusaw to affirm that the minutes of the Joint meeting
of March 3, 2011 are correct. A 1 voted aye. (Motion carried 6:0)
5. Unfinished Business.
6. Ordinance Update
Staff Report. Lindahl summarized he staff report and the draft ordinance amendments.
The following c ents we ared regarding the RSF -2A zoning district:
2. Milbrandt expres d concerns about the small setbacks
Hank said he felt it was a "race to the bottom" and would allow too much
flexibility to developers
dlec said she is concerned that the city cannot control where the green space
be
5. yadleic likes the lot averaging but suggested that more work is needed on setbacks
6. is concerned it is a way for developers to get around the rules, but likes the
idea
7. Krueger likes the lot averaging but would like more control over the benefits
8. Ravnholdt thinks 15 & 20 foot setbacks are okay. Would like the flexibility to
ensure that all the homes don't look the same.
9. Laddusaw likes it
10. Hank is skeptical that it will work well for the city. Thinks it will be abused by
developers
11. Kohnen says PUD works great and we don't need this
City of Corcoran
Planning Commission Meeting Minutes
Thursday, April 5, 2011
4b.
12. Kohnen says front yard setback must be more than 20 feet so cars don't hang into
ROW
13. Wu likes the flexibility but has concerns about location of and access to green
space
14. Kadlec would like some examples of lot averaging
a. Lindahl will try to find examples for May meeting
c. Design Guidelines for residential districts were discussed
2. Milbrandt noted that Brooklyn Park has similar design standards
a. Lindahl will research for next meeting
3. Jacobs likes them
4. Hank likes them but thinks they could be edited do and simplified
5. Several commissioners noted that they don't like side lorded garages.
6. Ravnholdt described homes with undesirable side loaded g ages near Wayzata
High School in Plymouth
7. Laddusaw doesn't think we need de ' standards N 8. Milbrandt says we should adopt t now be ause it will only ore ifficult in
the future
d. Setbacks along Arterial Streets were discussed
2. Milbrandt says keep the 100 -foot setbac
3.
4.
5.
6.
7.
8.
9.
10
Laddusaw says chan 50 foot setba
Ravnholdt says he don >et Krueger says change to
Kadlec says keep 100 fee Jacobs says keep 100 feet Hank would like it changed
Kohnen says keep 100 feet
Wu says it should be more than 50 feet
e. Setback �exibility in the residential districts ofs discussed:
1. Commissioners unanimously recommended against this flexibility
a. Lindahl will delete this option for May draft
b. Lindahl will prepare a summary of setbacks by district for May
meeting
Lindahl will prepare a summary of uses by district for May meeting
f. Commissioners di sed the "hobby house" concept and recommended unanimously not
allow it in the Rura sidential district
g. Commission revie d the draft Zoning Map dated April 7th and recommended approval.
h. The OS &P plan nguage in the Subdivision Ordinance was reviewed. Lindahl noted that
this was the ork of the subcommittee and that she only made a couple of formatting
changes.
2. Hank asked why there is no minimum lot size proposed in the new language. The
current ordinance does have a minimum lot size when individual well and septic
are proposed.
3. Hank suggested language could be clearer regarding the non - permanent open space
land being available for future development
i. Accessory buildings were discussed:
2. Kohnen said building materials are regulated by the Building Code and cannot be
regulated by the Zoning Ordinance and cited a Minnetonka court case
City of Corcoran
Planning Commission Meeting Minutes
Thursday, April 5, 2011
4b.
3. Lindahl stated that she believed cities do have the right to regulate materials in the
Zoning Ordinance
a. Lindahl will bring back a legal opinion for the May meeting
4. Some commissioners expressed draft language with a 15 -foot building height vs.
the old sidewall height restriction of 10 -foot sidewall height in the front yard and
13'6" sidewall height max. in the side or rear to accommodate a 12 -foot door.
a. Lindahl noted that the draft language provides an exemption for Ag
Buildings and retains the CUP for other buildings that exceed this
height
b. Lindahl noted that 15 feet is a typical limit foksurrounding
communities but she will provide ,examples for the May meeting.
j. Lindahl noted that the next Planning Commission
revisions based on tonight's discussion is the only
k. At the Commission's direction, Lindahl will
the April 7t'' Packet and redline the ordinana
7. New Business. None.
8. Reports:
a. Council Liaison. Milbrandt upd
1. Sewer and Water Pr
2. The Public Works F
3. The Joint (
b. Other Business. None.
9. Adjournment. MOTION by K
Adjourned at 10:36 pm.
y
the commission
is May `° Review of the
the 5L.
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on tonight
t was in
ect
s mee *otf c , 2011.
adjoed aye. (Motion carried 6:0)
Agenda Item 5_a.
L A N D F O R M
From Site to Finish
105 South Fifth Avenue Tel: 612 - 252 -9070
Suite 513 Fax: 612 - 252 -9077
Minneapolis, MN 55401 www.landform.net
TO: Corcoran Planning Commission
FROM: Kendra Lindahl, Landform
DATE: April 27, 2011 for the May 5, 2011 Planning Commission Meeting
RE: Revisions to Subdivision Ordinance, Zoning Ordinance and Zoning Map
Background — April 7th Planning Commission meeting
As discussed at the April meeting, for ease of reading, I have accepted all of the changes in the last
draft and redlined that document to show the changes since the last meeting.
At the April meeting, the following action was taken:
a. The subdivision ordinance changes regarding the Open Space and Preservation Plats was
reviewed. Staff noted that the language came from the subcommittee and we were not
recommending any changes other than some formatting changes.
b. The Commission was divided on the issue of the RSF -2A zoning district. The revised draft
includes it as part of the ordinance for your review. More direction is needed at the May
meeting.
c. The Commission recommended retaining the design standards in each residential district
although there was some discussion about the appropriate level of design. A question was
asked about the city of Brooklyn Park's design standards. We reviewed their ordinance and
found that they do have very specific performance standards for their Village District, but less
for the other districts. However, more cities are starting to establish these residential design
standards. More direction is needed at the May meeting.
d. The Commission was divided on the issue related to setbacks along arterial streets. More
direction is needed at the May meeting.
e. The Commission recommended that the setback flexibility for small porch additions in the
residential districts be eliminated.
f. The Commission recommended that "hobby houses" not be added to the Rural Residential
zoning district.
g. Accessory building standards were discussed. Staff was asked to provide more information
at the May meeting about the proposed 15 foot maximum accessory building height vs. the
current 10 foot and 13.5 foot sidewall restrictions.
h. Commissioner Kohnen stated that the City cannot regulate building materials in the zoning
ordinance. Staff indicated that they would provide a legal opinion for the May meeting.
2. April 27th Staff Meeting Regarding Building Materials
On April 27th, Planner Lindahl, Administrator Donahue, Chair Hank, Alternative Commissioner
Kohnen, Mayor Guenthner and Attorney Carson met to discuss whether or not the City is able to
regulate building materials in the Zoning Ordinance when the State Building Code already regulates
building materials. There is some Minnesota case law regarding the State Building Code
Landform'"", SensiblyGreensm and Site to Finish="" are service marks of Landform Engineering Company.
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preemption, but the committee agreed that the changes proposed to the Zoning Ordinance in fact
provide more opportunities to use different building materials than the current ordinance and is in
fact a reasonable zoning control that is used by numerous Minnesota cities, including Corcoran.
3. Summary
The redlined Zoning Ordinance has been provided for your review. This section notes specific areas
where additional direction is needed from the Planning Commission.
Zonina Ordinance
Section 1020 (Definitions).
A number of new definitions have been added to this section to address new terms used in the
revised ordinance and changes have been made to other terms to address questions that have
arisen in the past. Staff will continue to revise the definitions section as the ordinance is finalized.
Section 1030 (General Requirements).
The primary changes to this section are in 1030.020 (Accessory Buildings, Structures, Uses and
Equipment). At the November joint meeting, the Planning Commission and City Council spent
significant time on this section and directed staff to make the following changes:
• Measure area of accessory buildings by "footprint" rather than "square footage"
• Simplify the allowable area table and increase allowable area overall.
• Clarify the building code requirements which exempt certain building from building permit
requirements. However, to ensure that all ordinance requirements are met and that the city
has a record of all buildings (for public safety purposes), we will now require a "Certificate of
Compliance ". This will be similar to an administrative permit, but will generally be simpler to
review and the may choose to have a different fee for these types of applications. Setting
fees is a policy decision for the Council, but you will note this new application type is added
as Section 1070.065.
• Additionally, we have changed the process for allowing agriculture buildings (which are
defined as used exclusively for agricultural use) as a Certificate of Compliance rather than a
Conditional Use Permit (CUP). The reason for this change is the fact that the Planning
Commission and Council felt that requiring a CUP for true farm was onerous.
• Agriculture buildings as a principal use adjacent to the farmstead remain a CUP.
• Non - Agriculture buildings (including those that are a mix of agriculture and personal use) will
still require a CUP to exceed the size requirements.
• Subd. 5 of this section addresses building height. Rather than continuing to use the sidewall
as the height limit, which resulted in some interesting designs and much confusion from the
public, we have simplified it to limit building height to 15 feet. This height limit will result in
building heights similar to the old sidewall limits and is consistent with height limits in
neighboring communities. Building height is measured to the mid -point of a peaked roof and
will result in buildings that are taller than 15 feet.
• We have included an exception to allow agricultural buildings to exceed this height limit
as part of the certificate of compliance.
• We have included an exception to allow accessory buildings with accessory dwelling
units to exceed this height limit when approved as part of the Interim Use Permit.
Draft Ordinance Revisions
May 5, 2011
•
•
•
•
o At the meeting, I will have examples of existing accessory building that meet the old
sidewall standards and the new height standard.
At the April meeting, there was significant discussion about how building height should be
addressed. The change proposed by staff is consistent with a number of neighboring communities
and we believe it is easier to understand than current sidewall height language and will continue to
allow buildings with a 12 -foot door (currently the maximum allowed by right in the ordinance). Larger
doors and higher buildings would still be allowed by conditional use permit. A comparison with
neighboring community standards is below:
city
Maximum Height
Measurement Method
Blaine
18 feet
Same as Corcoran
Delano
20 feet
Same as Corcoran
Elk River
15 feet
Same as Corcoran
Maple Grove
15 feet
To the highest point of the roof
Medina
30 feet
Same as Corcoran
Plymouth
15 feet
Same as Corcoran
Rogers
12 foot sidewall
n/a same as Corcoran
• The Planning Commission should make a recommendation to do one of the following:
a. Keep 15 foot height recommended by staff
b. Retain existing sidewall language from current ordinance
c. Other option
Section 1040 (District Regulations)
This section includes the most significant changes as it includes the addition of several new Zoning
Districts to comply with the Land Use classifications in 2030 Comprehensive Plan.
At the April meeting, the Planning Commission was split on whether or not to keep the RSF -2A
district. The draft district has been added to the City Code for discussion (Section 1040.046). There
was discussion at the meeting about whether there should be lot setback averaging. Upon review,
we recommend that setback averaging not be used due to the complexity of enforcement,
particularly after the initial development phase. The draft ordinance includes smaller setbacks which
should be flexible enough to accommodate new homes on a variety of lot sizes.
• Should the RSF -2A option be added to the zoning ordinance or deleted from the draft?
After the April meeting, staff realized that the General Mixed Use (GMU) district was discussed as
previous meetings and included on the zoning map, but the draft language was not provided by
Bonestroo with the other files. We gathered that information and added the GMU district draft to this
version.
Based on the feedback from the joint meetings, the draft ordinance has reduced the front building
setbacks along arterial streets from 100 feet to 50 feet. However, at the last meeting the Planning
Commission was divided on how to deal with the front setback.
• The Planning Commission should discuss whether or not this change is consistent with the
City's vision.
Draft Ordinance Revisions
May 5, 2011
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•
•
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• The 100 foot setback along arterials was originally established to maintain a green
corridor along the main gateways to Corcoran and immediately provide a sense that
this community is different from its neighbors.
• The ordinance currently includes a provision to reduce this setback by providing
additional landscaping (Section 1060.070, Subd. 2(K) and (L)). This flexibility allows
the building setback to be reduced to 60 feet and the parking setback to be reduced
to the front yard setback of other streets (typically 50 feet). Staff believes that this
language may provide the same flexibility envisioned by the proposed reduction in
setbacks. However, if the Planning Commission wishes to reduce the setbacks in
each district, then these sections should be deleted as they are no longer necessary.
As part of this draft, the terms were revised to ensure that terminology is consistent throughout
the document. Included in the packet is a land use matrix that provides a summary of the land
uses allowed in each district. Also included is a summary of the draft setbacks within each
district.
Section 1060.050 (Building Standards).
This section has been revised to expand the acceptable materials in residential districts and non-
residential districts. The most significant change is to allow metal roofs in the residential district
provided they meet specific standards and allow metal accessory buildings. The draft language
was discussed at the April 27th meeting and the City is able to make these changes to expand
the allowable building materials and still maintain some level of performance standards. Similar
performance standards are used in nearby communities.
Zoning Map
The draft Zoning Map is attached for your review. State law requires cities to adopt a zoning
map that is consistent with the Future Land Use Map. The Zoning Map should be adopted with
the Zoning Ordinance.
4. Next Steps
The Planning Commission should review and provide staff with direction on the proposed ordinance
amendments. Based on this direction, staff will prepare a final draft of the ordinance with final
formatting changes and as well as any substantive changes for review at the June Planning
Commission meeting. This final draft will include a reference check to ensure that the references to
different sections of the ordinance are still accurate and page numbers and table of contents are
updated.
A public hearing is schedule for the June 2, 2011 Planning Commission to take public testimony and
make a recommendation to the City Council. The City Council is scheduled to act on this item at
their June 23rd meeting.
5. Requested Action
Provide staff direction on proposed ordinance language.
Draft Ordinance Revisions
May 5, 2011
Attachments
1. Draft Zoning Ordinance (Redlined)
2. Draft Zoning Map
3. Land Use Matrix
4. Setback Matrix
Draft Ordinance Revisions
May 5, 2011
Zoning
Ordinance
City of Corcoran, Minnesota
-THIS ZONING ORDINANCE IS SUBJECT TO PERIODIC AMENDMENTS TO REFLECT ZONING DISTRICT
CHANGES (MAP) AND LANGUAGE CHANGES. USERS ARE RESPONSIBLE FOR ASSURING THAT THEIR
COPY OF THE ORDINANCE IS CURRENT. THE CITY MAINTAINS A CURRENT LISTING OF ALL
ORDINANCE AMENDMENTS.
THE CITY COUNCIL PERIODICALLY SUPPLEMENTS THE CITY CODE, INCLUDING THIS ORDINANCE,
WITH POLICY RESOLUTIONS WHICH ARE DEEMED PART OF THE ORDINANCE. COPIES OF SUCH
POLICIES ARE AVAILABLE AT CITY HALL.
City of Corcoran
8200 County Road 116
Corcoran, MN 55340
763.420.2288
Adopted March 23, 2004
Current as of August 24, 2009
DRAFT April 7.201IMgy 5, 2011
This page left intentionally blank.
Table of Contents
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. '4' ' May 5, 2011
Table of Contents Paj4e
SECTION 1010 - TITLE, PURPOSE AND INTENT
1010.010 Title ........................................................ ............................... Title X: 1010 -1
1010.020 Purpose and Intent ........ ............................... ..........................Title X: 1010 -1
1010.030 Application of this Ordinance ..................... ..........................Title X: 1010 -1
1010.040 Uses Not Provided for within Zoning Districts ....................Title X: 1010 -2
1010.050 Relationship to Comprehensive Plan .......... ..........................Title X: 1010 -2
1010.060 Authority ................................................ ............................... Title X: 1010 -2
1010.070 Separability .................. ............................... ..........................Title X: 1010 -2
SECTION 1020 - RULES AND DEFINITIONS
1020.010 Rules ............................ ............................... ..........................Title X: 1020 -1
1020.020 Definitions .................... ............................... ..........................Title X: 1020 -1
SECTION 1030 - GENERAL REQUIREMENTS
1030.010
Non- Conforming Buildings, Structures, Uses and Lots
.......Title X: 1030 -1
1030.020
Accessory Buildings, Structures, Uses and Equipment
........ Title X: 1030 -4
1030.030
Minimum Residential Building Standards ..........................Title X: 1030 -9.9
1030.040
Temporary Structures ... ............................... ..........................Title
X: 1030 -9
1030.050
Relocated Structures .. ............................... ..........................Title
X: 1030 -11
1030.060
Mining and Soils Processing ..................... ..........................Title
X: 1030 -12
1030.070
Bulk Storage ( liquid ) ............................. ..........................Title
X: 1030 -154 -4
1030.080
Height Limitations . ............................... ..........................Title
X: 1030 -1645
1030.090
Essential Services ... ............................... ..........................Title
X: 1030 -1645
1030.100
Home Occupations . ............................... ..........................Title
X: 1030 -1847
SECTION 1040 - DISTRICT REGULATIONS
1040.010
Establishment of Districts ........................... ..........................Title X: 1040 -1
1040.020
Urban Reserve (UR) District ...................... ..........................Title
X: 1040 -4
1040.030
Rural Residential (RR) District ................. ..........................Title
X: 1040 -15
1040.040
Single Family Residential (RSF -1) District ........................Title
X: 1040 -22
1040.
1040. 045 .............. ............................... Single Family
Residential (RSF -2) District
1040.046
Single Family Residential (RSF -2) District ........................Title X: 1040 -31
1040.050
Single and Two - Family (RSF -3) District .......................Title
X: 1040 -31-39
1040.060
Medium Density Residential (RMF -1) District
.............. Title X: 1040 -61-53
1060.065
Mixed Residential (RMF -2) District ..... ..........................Title
X: 1040 -61-53
1040.070
High Density Residential (RMF -3) District ....................Title
X: 1040 -61-53
1040.080
Manufactured home Park (MP) District .........................Title
X: 1040 -67-5-9
1040.090
Rural Commercial (CR) District .......... ..........................Title
X: 1040 -746-5
1040.095
Transitional Rural Commercial (TCR) District
..............Title X: 1040 -8273
1040.100
Neighborhood Commercial (C -1) District ......................Title
X: 1040 -867-7
1040.110
Community Commercial (C -2) District ..........................Title
X: 1040 -9384
1040.120
Business Park (BP) District ............... ..........................Title
X: 1040 -10194
Title X: Index -1
Title X: 10.
Table of Contents
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. '4' ' May 5, 2011
1040.125 Light Industrial (I -1) District ............. ..........................Title X: 1040 -101
1040.13 -20 Downtown Mixed Use (DMU) District .......................Title X: 1040 -101
1040.135 General Mixed Use (DMU) District ...... ..........................Title X: 1040 -101
1040.5140 Planned Unit Development (PUD) District ................Title X: 1040 - 1104-00
1040.1450 Public /Institutional (PI) District ........ ..........................Title X: 1040 -136}
SECTION 1050 - OVERLAY DISTRICTS
1050.010 Wetland Overlay District ............................ ..........................Title X: 1050 -1
1050.020 Shoreland Overlay District ....................... ..........................Title X: 1050 -13
1050.030 Flood Plain Overlay District ................. ..........................Title X: 1050 -293-t
SECTION 1060 - PERFORMANCE STANDARDS
1060.010
Exterior Storage ......... ...............................
1060.020
Refuse ........................ ...............................
1060.030
Screening .................... ...............................
1060.040
Lighting ...................... ...............................
1060.050
Building Standards ..... ...............................
1060.060
Parking and Loading .. ...............................
1060.070
Landscaping ............... ...............................
1060.080
Fences and Walls ....... ...............................
1060.090
General Performance Standards ................
1060.100
Telecommunications Services ..................
..........................Title X: 1060 -1
..........................Title X: 1060 -2
..........................Title X: 1060 -3
..........................Title X: 1060 -4
..........................Title X: 1060 -5
..........................Title X: 1060 -8
.................... Title X: 1060 -184-7-
....................Title X: 1060 -2324
....................Title X: 1060 -242-2
....................Title X: 1060 -26-24
SECTION 1070 - ADMINISTRATION, PERMITS AND PROCEDURES
1070.010
Zoning Amendments (Text and Map) ......... ..........................Title X: 1070 -1
1070.020
Conditional Use Permits ............................. ..........................Title
X: 1070 -3
1070.030
Interim Uses ................. ............................... ..........................Title
X: 1070 -8
1070.040
Variances ...................... ............................... ..........................Title
X: 1070 -9
1070.050
Site Plan ..................... ............................... ..........................Title
X: 1070 -13
1070.060
Administrative Permits and Approvals ..... ..........................Title
X: 1070 -23
1070.065
Certificate of Compliance ......................... ..........................Title
X: 1070 -23
1070.070
Development Rights Map ......................... ..........................Title
X: 1070 -29
1070.080
Fees ............................ ............................... ..........................Title
X: 1070 -29
1070.090
Appeals ...................... ............................... ..........................Title
X: 1070 -29
SECTION 1080 - ENFORCEMENT PROVISIONS ..... ..........................Title X: 1080 -1
APPENDIX A — DESIGN GUIDELINES ..... ............................... Title X: Appendix A -1
Title X: Index -2
Title, Purpose and Intent Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z4 May 5, 2011
SECTION 1010 — TITLE, PURPOSE AND INTENT
1010.010 -Title
This Ordinance shall be known, cited and referred to as the Corcoran Zoning Ordinance
except as referred to herein, where it shall be known as "this Ordinance ".
1010.020 - Purpose and Intent
This Ordinance is adopted for the purpose of:
1. Implementing the approved Comprehensive Plan.
2. Protecting the public health, safety, morals, comfort, convenience and general
welfare.
3. Facilitating adequate provisions for transportation, water, sewage, schools,
parks, and other public requirements.
4. Balancing residential, commercial and industrial development and population to
provide a tax base that can adequately supply the necessary level of services
within the City.
5. Providing convenient retail sales and service centers for residents.
6. Facilitating continuation of commercial agriculture within the City.
7. Minimizing conflicts between land used for agricultural production and land
demanded for development.
8. Conserving natural resources and maintaining a high standard of environmental
quality.
9. Conserving the natural, scenic beauty, rural character, and attractiveness of the
Corcoran countryside.
10. Providing for the administration of this Ordinance.
11. Defining the powers and duties of the administrative officers and bodies.
12. Prescribing penalties for the violation of the provisions of this Ordinance.
1010.030 - Application of this Ordinance
Subd. 1. In their interpretation and application, the provisions of this Ordinance
shall be held to the minimum requirements for the promotion of the
public, health, safety and welfare.
Subd. 2. Where the conditions imposed by any provisions of this Ordinance are
either more or less restrictive than comparable conditions imposed by
other law, ordinance, rule or regulation of the city, state, or federal
government, the law, ordinance, rule, or regulation which imposes the
more restrictive condition, standard or requirement shall prevail.
Subd. 3. No structure shall be erected, converted, enlarged, reconstructed or
altered, and no structure or land shall be used for any purpose nor in any
manner which is not in conformity with the provisions of this Ordinance.
Title X: 1010 -1
Title, Purpose and Intent Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z4 May 5, 2011
Subd. 4. Except as herein provided, no building, structure or premises shall
hereafter be used or occupied and no building permit shall be granted that
does not conform to the requirements of this Ordinance.
Subd. 5. Except as herein provided, no land subdivision shall be permitted that
creates non - conformities.
1010.040 - Uses not Provided for within Zoning Districts
Whenever in any zoning district a use is not specifically allowed, the use shall be
considered prohibited. In such case the City Council, or the Planning Commission, on
their own initiative or upon request, may conduct a study to determine if the use is
acceptable and if so what zoning district would be most appropriate and the
determination as to conditions and standards relating to development of the use.
1010.050 - Relationship to Comprehensive Plan
It is the policy of the City of Corcoran that the enforcement, amendment, and
administration of this Ordinance shall be accomplished by adhering to the
recommendations contained in the Comprehensive Plan as developed and amended from
time to time by the Planning Commission and City Council. The City Council recognizes
the Comprehensive Plan as the guiding policy for responsibility to regulate land use and
development in accordance with the policies and purpose set forth in this Ordinance.
1010.060 - Authority
This Ordinance is enacted pursuant to the authority granted under Minnesota Statutes,
Section 462.357.
1010.070 - Separability
It is hereby declared to be the intention of the City that several provisions of this
Ordinance are separable in accordance with the following:
A. If any court of competent jurisdiction shall adjudge any provisions of this
Ordinance to be invalid, such judgment shall not affect any other provision of this
Ordinance not specifically included in said judgment.
B. If any court of competent jurisdiction shall adjudge invalid the application of any
provision of this Ordinance to a particular property, building or other structure,
such judgment shall not affect the application of said provision to any other
property, building or structure not specifically included in said judgment.
Title X: 1010 -2
Rules and Definitions Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. '4'' May 5, 2011
SECTION 1020 — RULES AND DEFINITIONS
1020.010 — Rules
The language set forth in the text of this Ordinance shall be interpreted in accordance
with the following rules of construction:
1. The singular number includes the plural and the plural the singular.
2. The present tense includes the past and future tenses.
3. The words "shall" and "must" are mandatory, and the words "may" and "should"
are permissive.
4. The masculine gender includes the feminine and neuter genders.
5. Whenever a word or term is defined and appears in the text of this Ordinance, its
meaning shall be construed as set forth in such definition.
6. All measured distances expressed in feet shall be in the nearest tenth of a foot.
7. In event of conflicting provisions, the more restrictive provisions shall apply.
S. For terminology not defined in this Ordinance, the City Code, the Minnesota State
Building Code, or the Webster's Dictionary shall be used to define such terms.
9. In the event of a conflict between text and graphics, the text shall apply.
1020.020 - Definitions
ACCESSORY BUILDING: A subordinate building, or a portion of the main building
which is located on the same lot or parcel as the main building and the use of which is
clearly incidental to that of the main building or to the use of the premises.
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.
ACREAGE, GROSS: The total acreage of the land area, based on the predevelopment
conditions of the site. Existing public streets are deducted from the predevelopment land
area.
ACREAGE, NET: The gross land area minus wetlands and areas below the 100 -year
ordinary high water elevation. For proposed developments, net acreage is based on the
predevelopment conditions of the site. Existing public streets are deducted from the
predevelopment land area.
AGRICULTURAL USE: The production, for sale, of livestock, dairy animals, dairy
products, poultry, or poultry products, fur- bearing animals, horticultural or nursery stock,
fruit, vegetables, forage, grains, timber, trees or bees and apiary products.
AGRICULTURAL BUILDING: An accessory building located on residential property
for the exclusive use of an Agricultural Use. Agricultural buildings shall not be used for
storage of personal or business vehicles or materials unrelated to the Agricultural Use.
To be classified as an agricultural building for the purposes of the Zoning Ordinance, the
Title X: 1020 -1
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April ;. '4''May 5, 2011
building must be located on a minimum of 10 contiguous acres that are used for
agricultural purposes.
ALLEY: A public right -of -way which provides a secondary means of access to abutting
property.
BASEMENT: A portion of a building located partly underground but having half or
more of its floor to ceiling height below the average grade of the adjoining ground.
BED AND BREAKFAST: A single family dwelling in which four (4) or fewer transient
guest rooms are rented on a nightly basis for periods of less than one (1) week and where at
least one (1) meal is offered in connection with the provision of sleeping accommodations
only.
BOARDINGHOUSE (ROOMING OR LODGING HOUSE): A building other than a
motel or hotel where, for compensation and by prearrangement for definite periods, meals
or lodgings are provided for three or more persons, but not to exceed 20 persons.
BUILDING: Any structure having a roof which may provide shelter or enclosure of
persons, animals, chattel, or property of any kind and when said structures are divided by
party walls without openings, each portion of such building so separated shall be deemed
a separate building. For the purpose of this definition, "roof' shall include an awning or
other similar coverings, whether or not they are permanent in nature.
BUILDING AREA: add definitiefiThe total floor area of the structure.
BUILDING FOOTPRINT: The horizontal area measured within the outside of the
exterior walls of the ground floor of the structure.add definition
BUILDING HEIGHT: The vertical distance to be measured from the grade of a
building line to the top of the cornice of a flat roof, to the deck line of a mansard roof, to
a point on the roof directly above the highest wall of a shed roof, to the upper most point
on a round or other arch type roof, to the mean distance of the highest gable on a pitched
or hip roof.
BUILDING INSPECTOR OR BUILDING OFFICIAL: Individual so designated and
authorized by the Corcoran City Council.
BUILDING LINE: A line parallel to the street right -of -way, street easements or
ordinary high water level at any story level of a building and representing the minimum
distance that all or any part of the building is set back from said right -of -way, easement
or ordinary high water level. The case of street easements, the building line shall be the
required front yard plus '/2 the easement width measured from the centerline.
CARPORT: A permanent roofed structure with not more than two enclosed sides used
or intended to be used for automobile shelter and storage.
Title X: 1020 -2
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
CENTRAL WATER AND SEWER SYSTEMS: Utility systems serving a group of
buildings, lot or any area of the City, with the design and construction of such utility
systems as approved by the City and State of Minnesota.
CITY: City of Corcoran, Hennepin County, Minnesota.
CITY CLERK: Individual so designated and authorized by the Corcoran City Council.
CITY COUNCIL: The governing body of the City of Corcoran, Hennepin County,
Minnesota.
CITY ENGINEER: Individual or firm so designated and authorized by the Corcoran
City Council.
CITY PLANNER: Individual or firm so designated and authorized by the Corcoran
City Council.
COMPREHENSIVE PLAN: "Comprehensive Plan" is a compilation of goals, policy
statements, standards, programs and maps for guiding the physical, social and economic
development, both public and private, of the municipality and its environs, as defined in
the Minnesota Municipal Planning Act, and includes any unit or part of such plan
separately adopted and any amendment to such plan or parts thereof.
CONDITIONAL USE: A use classified as conditional generally may be appropriate or
desirable in a specific zone, but requires special approval because if not carefully located
or designed it may create special problems such as excessive height or bulk, abnormal
traffic congestion or environmental disruption.
CONTRACTOR OPERATION: An area and/or building devoted to use by a person
who contracts to supply certain materials or to do certain work in the field of building
trades.
DAYCA4tEDAY CARE FACILITY: Any public or private facility licensed by the
State of Minnesota, that regularly provides one or more persons with care, training,
supervision, habilitation, rehabilitation or development guidance on a regular basis for a
period less than 24 hours per day. Daye ffeDay Care facilities include, but are not limited
to: family daye r-eDay Care homes, group family daye r-eDay Care homes, dffyeafeDDa
Care nurseries, day nurseries, nursery schools, Preschools, Montessori schools, as defined
by Minnesota State Statutes, Chapter 245A.
DECK: A horizontal, unenclosed platform with or without attached railings, seats,
trellises or other features attached or functionally related to a principal use or site.
Title X: 1020 -3
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
DENSITY, GROSS: The number of housing units divided by the gross residential
acreage (total land area), based on the predevelopment conditions of the site. Existing
public streets are deducted from the predevelopment land area.
DENSITY, NET: The number of housing units divided by the net residential acreage
(gross land area minus wetlands and areas below the 100 -year ordinary high water
elevation). For proposed developments, net acreage is based on the predevelopment
conditions of the site. Existing public streets are deducted from the predevelopment land
area.
DEVELOPABLE AREA: The net land area available for development. Developable
area is based on the pre - development conditions of the site and is calculated as follows:
gross land area minus wetlands, areas below the 100 -year ordinary high water elevation
and right -of -way or easements for existing public streets.
DRIVE - THROUGH: Any use where products and/or services are provided to the
customer under conditions where the customer does not have to leave the car or where
fast service to the automobile occupants is a service offered regardless of whether the
service is provided within the building.
DWELLING: A building or portion thereof, designated exclusively for residential
occupancy, but not including hotels, motels, nursing homes, boarding or rooming houses,
tents, seasonal cabins, or motor homes or travel trailers.
DWELLING, APARTMENT: A building designed with 3 or more dwelling units
exclusively for occupancy by 3 or more families living independently of each other, but
sharing hallways and main entrances and exits.
DWELLING, ATTACHED: A building where a dwelling unit is joined in a horizontal
fashion to one or more dwelling units by parry wall or walls.
DWELLING, DETACHED: A dwelling unit entirely surrounded by open space.
DWELLING, SENIOR (AGE RESTRICTED): Multiple family dwelling designed for
and occupied primarily by persons over 55 years of age, and which may include on -site
recreational, social or health care services for the benefit of the residents.
DWELLING, MULTIPLE FAMILY: Three or more dwelling units grouped into one
building, including apartments.
DWELLING, SINGLE FAMILY: A building designed for and occupied exclusively by
one family.
DWELLING, TWO FAMILY: A building designed for occupancy by 2 families in
separate dwelling units.
Title X: 1020 -4
Rules and Definitions Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z4 May 5, 2011
DWELLING UNIT: A residential building or portion thereof intended for occupancy by
one or more persons with facilities for living, sleeping, cooking and eating, but not
including hotels, motels, nursing homes, tents, seasonal cabins, boarding or rooming
houses, motor homes, or travel trailers.
DWELLING UNIT, ACCESSORY: A self - contained dwelling unit having its own
kitchen and bathroom facilities, and which is designed as a second separate dwelling unit
that is clearly incidental and subordinate to the principal use of a lot.
ESSENTIAL SERVICES: The erection, construction, alteration or maintenance by
private or public utilities, or municipal departments of underground or overhead
telephone, gas, electrical, steam, hot water, waste, or water transmission, distribution,
collection, supply or disposal systems, including poles, wires, mains, drains, sewers,
pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, hydrants and
other similar equipment and accessories in connection therewith for the furnishing of
adequate service by such private or public utilities or municipal departments. Essential
services shall not include waste facilities.
ESSENTIAL SERVICE STRUCTURES: Structures and buildings necessary for the
operation of essential services, including but not limited to: telephone buildings,
telephone booths, gas regulator stations, substations, electrical stations, water tanks, lift
stations. Essential service structures shall not include transmission/reception antennas.
EXTERIOR STORAGE: The storage of goods, materials, equipment, manufactured
products and similar items not fully enclosed by a building.
EXTRACTIVE USE: The use of land for surface or subsurface removal of sand, gravel,
rock, industrial minerals, other non - metallic minerals and peat not regulated under
Minnesota Statutes, Section 93.44 to 93.51.
FAMILY: An individual or a group of two or more persons each related by blood,
marriage, adoption, or foster care arrangement living together as a single housekeeping
unit, or a group of not more than four persons not so related, maintaining a common
household, and using common cooking and kitchen facilities, exclusive of usual servants.
FLOOD RELATED:
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.
Basement: means 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.
Conditional Use: means 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
Title X: 1020 -5
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April ;. '4''May 5, 2011
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.
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.
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.
Flood Frequency: the frequency for which it is expected that a specific flood
stage or discharge may be equaled or exceeded.
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 the City of Corcoran.
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.
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.
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.
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.
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."
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
Title X: 1020 -6
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
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.
Principal Use or Structure: means all uses or structures that are not accessory
uses or structures.
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.
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 Ordinance,
the term recreational vehicle shall be synonymous with the term travel
trailer /travel vehicle.
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.
Regulatory Flood Protection Elevation: The regulatory flood protection
elevation shall be an elevation no lower than two feet 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.
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 Subd.9.C.1 of Section 1050.030 of the Zoning
Ordinance and other similar items.
Substantial Damage: means 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.
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
Title X: 1020 -7
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April ;. '4''May 5, 2011
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 Ordinance, "historic structure"
shall be as defined in Code of Federal Regulations, Part 59.1.
Variance: means a modification of a specific permitted development standard
required in an official control including this Section 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.
FLOOR AREA: The sum of the gross horizontal areas of the several floors of the
building measured from the exterior faces of the exterior walls or from the centerline of
walls separating two buildings. The floor area of a building shall include basement floor
area, penthouses, attic space having headroom of seven feet or more, interior balconies
and mezzanines, lean -tos, enclosed porches and floor area devoted to accessory uses.
However, any space devoted to mechanical equipment, stairwells, elevator shafts, parking
or loading shall not be included in floor area for the purposes of parking calculations.
GARAGE, PRIVATE: An accessory building or accessory portion of the principal
building which is intended for and used to store the private passenger vehicles of the
family or families who reside upon the premises.
GARDEN CENTER: A place of business where retail and wholesale garden products
are sold to the retail consumer and may include nurseries and greenhouses. These centers
import the majority of the items sold. These centers may also include the sale of
handicrafts, nursery products, fertilizer, potting soil, mulch, rock and other garden
supplies, including power equipment, such as garden tractors, lawnmowers, farm
equipment, etc.
GOVERNING BODY: Corcoran City Council.
GOVERNMENT BUILDING: A building that is operated by the U.S. federal
government, State of Minnesota, Metropolitan Council, Hennepin County, or City of
Corcoran for purposes of carrying out governmental duties. The definition does not
Title X: 1020 -8
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April ;.'4''May5,2011
include publicly or privately operated school facilities (e.g., classrooms, administrative
offices, maintenance buildings).
GREENHOUSE: A building used for the cultivation or protection of trees, plants,
flowers, vegetable and nursery stock for subsequent sale or seasonal enjoyment.
Greenhouses include hoop houses and may be permanent or portable.
HARDSHIP: A situation where property in question cannot be put to a reasonable use
under the conditions allowed by the official controls; the plight of the landowner is due to
circumstances unique to the property, not created by the landowner; and the variance, if
granted, will not alter the essential character of the locality. Economic considerations
alone shall not constitute a hardship if a reasonable use for the property exists under the
terms of the official controls.
HOTEL: A building which provides a common entrance lobby, halls and stairway and 3
or more guest rooms intended to be used for temporary lodging for compensation,
whether with or without meals.
HOME OCCUPATION: A Home Occupation is any gainful occupation or profession
engaged in by the legal resident of a dwelling, at or from the dwelling, or from an
accessory building. Home Occupations in this Ordinance are identified as allowed,
special (requiring an administrative permit) and conditional home occupations (requiring
an interim use permit).
JUNK YARD: An open area where waste, used or second hand materials are bought,
sold, exchanged, stored, baled, packed, disassembled or handled, including but not
limited to, scrap, iron and other metals, paper, rags, rubber, ties, and bottles. A junk yard
includes an auto - wrecking yard, but does not include uses established entirely within
enclosed buildings. This definition does not include sanitary landfills.
KENNEL, COMMERCIAL: A structure or premises where dogs are kept or possessed
for the business of boarding, breeding, grooming and or training for profit.
KENNEL, HOBBY: A structure or premises that is located in a residential area that is
not operated as a business for the sale, breeding, grooming, boarding, or training but
rather as a hobby. Wherein the dogs are kept exclusively as personal /family pets.
LANDSCAPING: Alteration of the natural terrain, including the planting of trees, grass,
shrubs, and ground cover.
LOT: A parcel or portion of land in a subdivision or plat of land, separated from other
parcels or portions by description as on a subdivision of record or survey map, for the
purpose of sale or lease or separate use thereof.
LOT AREA: The area of a lot in a horizontal plane bounded by the lot lines.
Title X: 1020 -9
Rules and Definitions Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. '4'' May 5, 2011
LOT, CORNER: A lot situated at the junction of, and abutting on two or more
intersecting streets, or a lot at the point of deflection in alignment of a continuous street,
the interior angle of which does not exceed 135 degrees.
LOT DEPTH: The mean horizontal distance between the front lot line and the rear lot
line of a lot.
LOT LINE: The property line bounding a lot except that where any portion of a lot
extends into an easement for public right -of -way, the line of such public right -of -way
shall be the lot line for applying this Ordinance.
LOT LINE, FRONT: That boundary of a lot which abuts an existing or dedicated
public street, and in the case of a corner lot it shall be the shortest dimension on a public
street. If the dimensions of a corner lot are equal, the front lot line shall be designated by
the owner and filed with the City.
LOT LINE, REAR: That boundary of a lot which is opposite the front lot line. If the
rear line is less than 10 feet in length, or if the lot forms a point at the rear, the rear lot
line shall be a line 10 feet in length within the lot, parallel to, and at the maximum
distance from the front lot line.
LOT LINE, SIDE: Any boundary of a lot which is not a front lot line or a rear lot line.
LOT OF RECORD: Any lot which is one unit of a plat duly approved and filed, or one
unit of an Auditor's Subdivision or a Registered Land Survey that has been recorded in
the Office of the Register of Deeds or Registrar of Titles for Hennepin County,
Minnesota, prior to the effective date of this Ordinance.
LOT, THROUGH: A lot which has a pair of opposite lot lines abutting two
substantially parallel streets, and which is not a corner lot. On a through lot, both street
lines shall be from lot lines for applying this Ordinance.
LOT WIDTH: The maximum horizontal distance between the side lot lines of a lot
measured at the required front lot line or ordinary high water level of the shoreline.
MINING: The extraction of sand, gravel, rock, soil or other materials from the land in
the amount of 301 cubic yards or more and the removing thereof from the site without
processing shall be mining. The only exclusion from this definition shall be removal of
materials associated with construction of a building provided such removal is an
approved item in the building permit.
MANUFACTURED HOME: Any manufactured housing unit designed for
transportation on streets and highways on its own wheels or on flatbed or other trailers,
and a dwelling complete and ready for occupancy, except for minor and incidental
unpacking and assembly operations, location on jacks or permanent foundations,
connection to utilities and the like.
Title X: 1020 -10
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
MANUFACTURED HOME PARK: An area which lots are rented for the placement
of non - transient occupied manufactured homes.
MODEL HOME: A home which is similar to others in a development and which is
temporarily open to public inspection for the purpose of selling.
MODULAR HOME: A non - mobile housing unit that is basically fabricated at a central
factory and transported to a building site where final installations are made, permanently
affixing the module to the site. A module home shall be congruous to a one family
dwelling.
MOTEL: A building or group of detached, semi - detached or attached buildings
containing 3 or more guest rooms or units, each of which has a separate entrance directly
from the outside of the building, or corridor, with garage or parking space conveniently
located to each unit, and which is designed, used or intended to be used primarily for the
accommodation of transient guests traveling by automobile.
MOTOR FUEL STATION: Any building or premises used for the dispensation, sale or
offering for sale at retail of any motor fuels, oils or lubricants. When the use is incidental
to the conduct of a public garage, the premises shall be classified as a public garage.
Such uses may include convenience food sales and car wash facilities, as accessory uses.
NURSERY: A place for propagation, cultivation, growth, sale and storage of trees,
plants, flowers, vines, fruits, vegetables and similar agricultural products, including
materials integral to proper nursery operation, from seed or stock. Nurseries may also
provide accessory items for the care and maintenance of nursery products, including
fertilizer, potting soil, mulch, rock and other garden supplies, but not including power
equipment, such as garden tractors, lawnmowers, farm equipment, etc. "Nursery" may
include greenhouses.
OFFICES, PROFESSIONAL OR COMMERCIAL: A building or portion of a
building wherein services are performed involving predominantly administrative,
professional or clerical operations.
OFF - STREET LOADING SPACE: A space accessible from a street, alley, or
driveway for the use of trucks or other vehicles while loading or unloading merchandise
or materials. Such space shall be of sufficient size to be accessible to and accommodate
one vehicle of the type typically used in the particular business.
PLANNED UNIT DEVELOPMENT: A zoning designation which allows a mixing of
buildings and uses which cannot be otherwise addressed under this section, and /or
whereby internal site design standard deviations from this section may be allowed to
improve site design and operation.
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Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
PLANNING COMMISSION: The Planning Commission of the City of Corcoran
except when otherwise designated.
PRINCIPAL BUILDING, STRUCTURE OR USE: One which determines the
predominant use as contrasted to accessory building, structure or use.
PUBLIC LAND: Land owned or operated by municipalities, school district, county,
state, or other governmental unit.
PUBLIC UTILITY: An essential service (not limited to electric, gas, water, sewer,
cable television, and telephone) owned, operated or franchised by city, school district,
county, state or other governmental unit.
RECREATION, COMMERCIAL: Includes all uses such as bowling alleys, driving
ranges, and movie theaters that are privately owned and/or operated with the intention of
earning a profit by providing entertainment for the public.
RECREATION EQUIPMENT: Play apparatus such as swing sets and slides,
sandboxes, poles for nets, stands, and similar equipment or structures but not including
tree houses, swimming pools, playhouse exceeding 25 square feet of floor area, or sheds
utilized for storage of equipment.
RECREATION, PUBLIC: Includes all uses such as tennis courts, ball fields, picnic
areas, and the like that are commonly provided for the public at parks, playgrounds,
community centers, and other sites owned and operated by a unit of government for the
purpose of providing recreation.
RESIDENTIAL FACILITY, STATE LICENSED: Any facility licensed by the
Minnesota Department of Human Services, public or private, which for gain or otherwise
regularly provides one or more persons with twenty -four (24) hour per day substitute
care, food, lodging, training, education, supervision, habilitation, rehabilitation, and
treatment they need, but which for any reason cannot be furnished in the person's own
home. Residential facilities include, but are not limited to: state institutions under the
control of the Commissioner of Public Welfare, foster homes, halfway houses, residential
treatment centers, maternity shelters, group homes, residential programs or schools for
handicapped children.
SEASONAL PRODUCE STAND: A temporary and transient business within the city,
selling the products of the farm or garden occupied and cultivated by the operator; where
the operator conducts the business in or on a building, structure, vacant lot, motor vehicle
trailer, or railroad car, on a site other than the property on which the produce is grown
and cultivated.
SETBACK: The minimum horizontal distance between a structure and the nearest lot
line, except that if an outlot for a public trail separates such lot line from a street right -of-
way, setback shall mean the minimum horizontal distance between a structure and the
Title X: 1020 -12
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
street right -of -way line. Additionally, within the shoreland districts setback shall mean
the minimum horizontal distance between a structure or a sewage treatment system and
the ordinary high water level. For purposes of earth shelter buildings only, above grade
portions shall be used in determining setback requirements. In all cases, distances are to
be measured from the most outwardly extended portion of the structure at ground level,
except as provided hereinafter.
SEWAGE TREATMENT SYSTEM: On -site means for disposing and treating human
and domestic waste such as a septic tank and soil absorption system or other system
allowed by state and city regulations; used where authorized by the City when access to
the municipal sewer system is not required or feasible.
SEWER SYSTEM: The public utility operated by the City to conduct sanitary wastes to
the Metropolitan Council Environmental Services facility for treatment and disposal.
SHORELAND RELATED:
Accessory Structure or Facility: any building or improvement subordinate to a
principal use which, because of the nature of its use, can reasonably be located at
or greater than normal structure setbacks.
Boathouse: a structure designed and used solely for the storage of boats or
boating equipment.
Bluff: A topographic feature such as a hill, cliff or embankment having the
following characteristics (an area with an average slope of less than 18 percent
over a distance of 50 feet or more shall not be considered part of the bluff):
A. Part or all of the feature is located in a shoreland area.
B. The slope rises at least 25 feet above the ordinary high water level of the
water body.
C. The grade of the slope from the toe of the bluff to a point 25 feet or more
above the ordinary high water level averages 30 percent or greater.
D. The slope must drain toward the water body.
Bluff Impact Zone: A bluff and land located within 20 feet from the top of a
bluff.
Commissioner: The Commissioner of the Department of Natural Resources.
Dwelling Site: A designated location for residential use by one or more persons
using temporary or movable shelter, including camping and recreational vehicle
sites.
Intensive Vegetation Clearing: the complete removal of trees or shrubs in a
contiguous patch, strip, row, or block.
Title X: 1020 -13
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Ordinary High Water Level: the boundary of public waters and wetlands; it is
an elevation delineating the highest water level which has been maintained for a
sufficient period of time to leave evidence upon the landscape. Commonly, that
point where the natural vegetation changes from predominantly aquatic to
predominately terrestrial. For watercourses, the ordinary high water level is the
elevation of the top of the bank of the channel. For reservoirs and flowages, the
ordinary high water level is the operating elevation of the normal summer pool.
Public Waters: any waters defined in Minnesota Statutes, section 103G.005,
subdivisions 15 and 15a.
Sensitive Resource Management: the preservation and management of areas
unsuitable for development in their natural state due to constraints such as shallow
soils over groundwater or bedrock, highly erosive or expansive soils, steep slopes,
susceptibility to flooding, or occurrence of flora or fauna in need of special
protection.
Shore Impact Zone: the land located between the ordinary high water level of a
public water and a line parallel to it at a setback of 50 percent of the structure
setback.
Shoreland: land located within the following distances from public waters: 1,000
from the ordinary high water level of a lake, pond, or flowage; and 300 feet from
a river or stream, or the landward extent of a floodplain designated by ordinance
on a river or stream, whichever is greater. The limits of shorelands may be
reduced whenever the waters involved are bounded by topographic divides that
extend landward from the waters for lesser distances and when approved by the
Commissioner of the Department of Natural Resources.
Shoreline Buffer Area: An area of unvegetated ground cover abutting a
shoreline of a lake, stream or wetland that is unmown, undisturbed or re-
established to meet the requirements of Section 1050.010 of this Ordinance.
Significant Historic Site: any archaeological site, standing structure, or other
property that meets the criteria for eligibility to the National Register of Historic
Places, or is listed in the State Register of Historic Sites, or is determined to be an
unplatted cemetery that falls under the provisions of Minnesota Statutes, section
307.08. A historic site meets these criteria if it is presently listed on either
register or if it is determined to meet the qualifications for listing after review by
the Minnesota state archaeologist or the director of the Minnesota Historical
Society. All unplatted cemeteries are automatically considered to be significant
historic sites.
Steep Slope: Land where agricultural activity or development is either not
recommended or described as poorly suited due to slope steepness and the site's
Title X: 1020 -14
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
soil characteristics, as mapped and described in available county soil surveys or
other technical reports, unless appropriate design and construction techniques and
farming practices are used in accordance with the provisions of this ordinance.
Where specific information is not available, steep slopes are lands having average
slopes over 18 percent, as measured over horizontal distances of 50 feet or more
and that are not bluffs.
Toe Of The Bluff: The lower point of a 50 -foot segment with an average slope
exceeding 18 percent.
Top Of The Bluff: The lower point of a 50 -foot segment with an average slope
exceeding 18 percent.
Water Oriented Accessory Structure Or Facility: a small, above ground
building or other improvement, except stairways, fences, docks, and retaining
walls, which, because of the relationship of its use to a surface water feature,
reasonably needs to be located closer to public waters than the normal structure
setback. Examples of such structures and facilities include boathouses, gazebos,
screen houses, fish houses, pump houses, and detached decks.
STORY: That portion of the building included between the surface of any floor and the
surface of the floor next above it, or if there is no floor above it, the space between such
floor and the ceiling next above it.
STREET: A public right -of -way for vehicular traffic, whether designated as a highway,
thoroughfare, arterial, parkway, collector, throughway, road, avenue, boulevard, lane,
place, drive, court or otherwise designated, which has been dedicated or deeded to the
public for public use and which provides the principal means of access to abutting
property.
STRUCTURAL ALTERATION: Any change, other than incidental repairs, which
would prolong the life of the supporting members of a building, such as bearing walls,
columns, beams, girders or foundations.
STRUCTURE: Anything constructed, the use of which requires more or less permanent
location on the ground; or attached to something having a permanent location on the
ground.
SUBDIVISION: Any division or rearrangement of land, except for those separations:
A. Where all the resulting parcels, tracts, lots or interests will be 20 acres or larger in
size and 500 feet in width for residential uses and 5 acres or larger in size for
commercial and industrial uses;
B. Creating cemetery lots;
C. Resulting from court orders or the adjustment of a lot line by the relocation of a
common boundary.
Title X: 1020 -15
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
TAVERN: Any use in which the primary_ purpose is the sale of alcoholic beverages for
on- premises consumption, which ma.. or not include dancing.-Add defini
TELECOMMUNICATIONS RELATED:
Antenna support structure: A building, athletic field lighting, water tower, or
other structure, other than a tower, which can be used for location or
telecommunications facilities.
Engineer: An engineer licensed by the state of Minnesota.
Person: Any natural person, firm, partnership, association, corporation,
company, or other legal entity, private or public, whether for profit or not for
profit.
Stealth: Designed to blend into the surrounding environment; examples of
stealth facilities include, without limitation, architecturally screen roof - mounted
antennas, antennas integrated into architectural elements, and telecommunication
towers designed to appear other than as a tower, such as light poles, power poles,
and trees.
Telecommunications facilities: Cables, wires, lines, wave guides, antennas or
any other equipment or facilities associated with the transmission or reception of
communications located or installed on or near a tower or antenna support
structure; the term does not include:
A. A satellite earth station antenna two meters in diameter or less located in
an industrial or commercial district.
B. A satellite earth station antenna one meter or less in diameter, wherever
located.
Telecommunications tower or tower: A self - supporting lattice, guyed, or
monopole structure constructed from grade that supports telecommunications
facilities; the term does not include amateur radio operations equipment licensed
by the Federal Communications Commission.
TREE FARM: An agricultural operation limited to the planting, growing and harvesting
trees. Trees may be exported for sale, but no wholesale or retail sales are permitted on
site.
TOWNHOME: One unit of a single family attached housing facility with the first story
at or near the ground level with no other dwelling units or portions thereof directly above
or below, and each unit having direct exterior access with no sharing of a common
hallway for entry.
Title X: 1020 -16
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April ;.'4''May5,2011
TRUE FARM: A parcel of land that is actively farmed and at least 30 acres in size.
USE, NON - CONFORMING: A use of land, building or structure lawfully existing at
the time of adoption of this Ordinance which does not comply with all the regulations of
this Ordinance or any use of land, building or structure lawfully existing prior to the
adoption of an amendment of this Ordinance which would not comply with all of the
newly adopted regulations.
USE, PERMITTED: A public or private use which of itself conforms to the purposes,
objectives, requirements, regulations, performance standards of a particular district.
VARIANCE: A modification or variation of the provisions of this Ordinance where it is
determined that by reason of special and unusual circumstances relating to a specific lot,
that strict application of the Ordinance would cause an undue or unnecessary hardship, or
that strict conformity with the provisions of this Ordinance would be unreasonable,
impractical or unfeasible under the circumstances.
WETLAND RELATED:
Alteration: Human - induced actions that adversely impact the existing
condition of a wetland or wetland buffer area, including grading filling dredging,
dumping, cutting, pruning, topping, clearing native vegetation, and discharging
pollutants. Alteration does not include walking, passive recreation, fishing,
farming, or planting that enhances native vegetation, or other similar activities
allowed under the Minnesota Wetland Conservation Act.
Average Buffer Width: The average width of a buffer area within a single
development or development phase.
Applicant: The owner, their agent or person having legal control, ownership
and /or interest in land which the provisions of this Chapter are being considered
for or reviewed.
Buffer Strip or Buffer Area: an area of vegetated ground cover abutting a
wetland that is unmown, undisturbed, or re- established to have the characteristics
identified in Section 1050.01, Subd. 8 of this ordinance.
Building Setback: The minimum horizontal distance between the building and
the property line; or in the case of a shoreland yard, the ordinary high water level;
or in the case of a lot containing all or a portion of a wetland, the nearest edge of
the wetland buffer area.
Community, Plant: an interacting assemblage of plant populations sharing a
given habitat.
Title X: 1020 -17
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Filling (Floodplain, Shoreland, Wetland Related): The act of depositing any
rock, soil, gravel, sand or other material so as to fill a water body, watercourse, or
wetland.
Functional Value: A number value from 0.1 to 1.0 that is assigned to a wetland
to indicate its value for stormwater management, vegetation diversity, habitat
value, recreational and aesthetic values as determined by the Minnesota Rapid
Assessment Methodology (MnRAM).
Native Grasses: Those species of perennial grasses that are native to the local
region, and were not introduced as a result of European settlement or subsequent
human introduction.
Native Plant Species: The pre- European settlement group of plant species that is
native to the local region, and were not introduced as a result of European
settlement or subsequent human introduction.
Wetland: Lands transitional between terrestrial and aquatic ecosystems, where
the water table is usually at or near the surface, or the land is covered by shallow
water. Consistent with the Wetland Conservation Act (WCA), wetlands are to be
identified and delineated using the methodology set forth in the Federal Manual
for Identifying and Delineating Jurisdictional Wetlands (Interagency Task Force
on Wetland Delineation, 1987, or it most recent revision). For purposes of this
definition, wetlands have three of the following attributes:
A. A predominance of hydric soils
B. Inundation or saturation by surface or ground water at a frequency and
duration sufficient to support a prevalence of hydrophytic vegetation typically
adapted for life in saturated soil conditions
C. Under normal circumstances support a prevalence of such vegetation
This definition does not include wetlands created from uplands either: (1) for
storm water storage and management purposes, or (2) by actions not intended to
create the wetland and approved, permitted, funded or overseen by a public entity.
Wetland Edge: The line delineating the outer edge of a wetland. This line shall
be established by using the 1987 Corps of Engineers (COE) Wetlands Delineation
Manual, or its most recent version.
Wetland Functions: The natural processes performed by wetlands, including
providing wildlife and fishery habitat, facilitating food chain production,
providing habitat for nesting, rearing, and resting sites for animal species,
maintaining the availability and quality of water, purifying water, acting as a
recharge and discharge area for groundwater aquifers, and moderating surface
water and storm water flows, improving storm water quality, providing aesthetic
benefits, and performing other functions, including but not limited to those set out
in U.S. Army Corps of Engineers regulations at CFR Section 320.4 (b)(2)(1988).
Title X: 1020 -18
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Wetlands, High Quality: These wetlands exist in a largely unaltered state and
have special or unusual qualities that call for a high level of protection. These
wetlands may provide habitat for rare, threatened and/or endangered plant and
animal species; and are ranked High in Wetland Functional Level for most
categories (Floral Diversity /Integrity, Flood/Stormwater Attenuation, Water
Quality Protection, Wildlife and/or Fishery Habitat, Aesthetics /Recreation) when
evaluated using the Minnesota Rapid Assessment Method for Evaluating Wetland
Functions.
Wetlands, Medium Quality: These wetlands have experienced some alteration,
and are ranked Medium in Wetland Function Level for most categories (Floral
Diversity /Integrity, Flood/Stormwater Attenuation, Water Quality Protection,
Wildlife and/or Fishery Habitat, Aesthetics /Recreation) when evaluated using the
Minnesota Rapid Assessment Method for Evaluating Wetland Functions.
Wetlands, Low Quality: These wetlands have usually been substantially altered
by human activities, and ranked Low in Wetland Function Level for most
categories (Floral Diversity /Integrity, Flood/Stormwater Attenuation, Water
Quality Protection, Wildlife and/or Fishery Habitat, Aesthetics /Recreation) when
evaluated using the Minnesota Rapid Assessment Method for Evaluating Wetland
Functions.
YARD: A required open space on a lot which is unoccupied and unobstructed by a
structure from its lowest level to the sky except as permitted in this Ordinance. The yard
extends along the lot line at right angles to such lot line to a depth or width specified in
the setback regulations for the zoning district in which such lot is located.
YARD, FRONT: A yard extending along the full width of the front lot line between
side lots lines and extending from the abutting street right -of -way line to a depth required
in the setback regulations for the zoning district in which such lot is located.
YARD, REAR: The portion of the yard on the same lot with the principal building
located between the rear line of the building and the rear lot line and extending for the
full width of the lot.
YARD, SIDE: The yard extending along the side lot line between the front and rear
yards to a depth or width required by setback regulations for the zoning district in which
such lot is located.
ZONING ADMINISTRATOR: Individual or firm so designated and authorized by the
Corcoran City Council.
ZONING DISTRICT: An area or areas within the limits of the City for which the
regulations and requirements governing use are uniform.
Title X: 1020 -19
Rules and Definitions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
ZONING DISTRICT AMENDMENTS: A change authorized by the governing body
either in the allowed use within a district or in the boundaries of a district.
(Ord. 200, passed 07- 22 -04; Ord. 204, passed 10- 28 -04, Ord. 225, passed 11- 22 -05, Ord. 231, passed 02-
09-06, Ord. 237, passed I1- 20 -06)
■
In
Title X: 1020 -20
Rules and Definitions
August 24, 2009
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Title X: 1020 -21
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
SECTION 1030 — GENERAL REQUIREMENTS
1030.010 - Non - Conforming Buildings, Structures, Uses and Lots
Subd. 1. Conditional Uses and Interim Uses. Any established building, structure, use or
lot legally existing prior to March 23, 2004, and which is classified by this Zoning
Ordinance as requiring a conditional use permit or interim use permit may be
continued in a like fashion and activity and shall automatically be considered as
having received conditional use permit or interim use permit approval. However,
any change to such use or building shall require a new conditional use permit or
interim use permit to be processed according to this Zoning Ordinance.
Subd. 2. Non - conforming Uses.
A. Effective Date. The legal use of buildings or land existing at the effective
date of this ordinance, which does not conform to the provisions of this
ordinance may be continued, but shall not be enlarged or increased nor shall it
be expanded to occupy a greater area of the building or land occupied at the
time of adoption of this ordinance. Furthermore, a non - conforming use may
not be moved to another portion of the land or building.
B. Continued Use. Non - conforming uses shall not be expanded, but may be
continued at the same size and in the same manner of operation as it existed
on the date it became a legal, non - conforming use.
C. Changes to Non - Conforming Uses.
1. When a legal, non - conforming use of any structure or land in any district
has been changed to a conforming use, it shall not thereafter be changed to
any non - conforming use.
2. A legal, non - conforming use of a structure or parcel of land may be
changed to lessen the non - conformity of use. Once a non - conforming
structure or parcel of land has been changed, it shall not thereafter be so
altered to increase the non - conformity.
D. Discontinuance. In the event that a non - conforming use of any building or lot
is discontinued for a period of one year, the use of the same shall thereafter
conform to the regulations of the district in which it is located.
E. Normal Maintenance. Maintenance of a building or other structure containing
or used by a non - conforming use will be permitted when it includes necessary
non - structural repair and incidental alterations which do not extend or
intensify the non - conforming building or use.
Title X: 1030 -1
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
Subd. 3. Non - Conforming Buildings and Structures.
A. Restoration. No legal, non - conforming use, building or structure which has
been damaged by fire, explosion, act of God, or other peril, to the extent of
greater than 50 percent of its market value, as determined by the City Building
Official, and no building permit has been applied for within 180 days of when
the property was damaged, shall be restored, except in conformity with the
regulations of this Ordinance.
B. Alterations. Alteration and normal maintenance to a legal, non - conforming
building or structure may be made provided:
1. The alterations do not expand the building size.
2. The alterations do not change the building occupancy capacity or parking
demand.
3. The alteration does not increase the non - conformity of the building or the
use.
C. Expansion of Non - Conforming Buildings or Structures.
1. Administrative Approvals. The following expansions of legal, non-
conforming building and structures may be approved if the Zoning
Administrator determines that the building expansion will have no
external negative impacts upon adjacent properties or public rights -of-
way.
a. Expansion of buildings found to be non - conforming only by
reason of height, yard setback, or lot coverage area may be permitted
provided the structural non - conformity is not increased and the
expansion complies with the performance standards of this Ordinance.
2. Conditional Use Permit. Legal, non - conforming commercial, industrial,
public, semi - public, and multiple - family structures may be expanded on
the same lot by conditional use permit provided:
a. The expansion will not increase the non - conformity of the building or
site.
b. The new building expansion will conform to all the applicable
performance standards of this Ordinance. A conditional use permit
shall not be issued under this section for a deviation from other
requirements of this Ordinance unless variances are also approved.
Title X: 1030 -2
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
c. The request for conditional use permit shall be evaluated based on
standards and criteria set forth in this Ordinance.
Subd. 4. Non - Conforming Lots.
A. Vacant or Redeveloped Lots.
1. A lot or parcel of land for which a deed or contract for deed has been
recorded in the office of the Hennepin County Recorder upon, or prior to,
the effective date of this Ordinance shall be deemed a buildable lot
provided:
a. The lot has frontage on a public right -of -way, or is governed by a valid
driveway agreement,
b. The lot has access to municipal sewer and water if located within the
municipal urban service boundary, has an approved well and an
approved on -site septic system or is able to provide a well and on -site
septic system in compliance with all City and State requirements.
c. The setback and yard requirements of the applicable zoning district
can be achieved while simultaneously resulting in development that
complies with the character and quality of the immediate area and the
objectives of the City's Comprehensive Plan and Zoning Ordinance.
2. Access to any public street shall require a driveway permit as issued by
the City Building Official.
3. Lot Combination. If an owner has an interest in more than one lot of
record contiguous to other lots of record, all such lots shall be combined to
meet the requirements of this section or the applicable zoning district
standards. If sufficient contiguous property is held in one ownership to
comply with the standard of the applicable zoning district, then those more
restrictive provisions will apply. In no circumstances will there be
approval of any proposal for multiple lot developments based upon lots of
record, and not conforming to the provisions of the existing zoning
district.
B. Developed Lots. An existing conforming use on a lot of substandard size and
width may be expanded or enlarged if such expansion or enlargement meets
all other provisions of this Ordinance.
(Ord. 237, passed 11- 20 -06)
Title X: 1030 -3
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1030.020 - Accessory Buildings, Structures, Uses and Equipment
Subd. 1. Permits Required.
A. A building permit is required for all accessory buildings, except:
1. Agricultural buildings as defined by this chapter. These buildings shall not
require a building permit, but shall be required to obtain a Certificate of
Compliance from the City prior to beginning construction and shall
comply with all other zoning ordinance standards and permit
requirements.
2. Accessory structures less than 120 square feet in area. These buildings
shall be required to meet all setback requirements.
Subd. 2. Time of Construction. No accessory building shall be constructed or developed
on a lot prior to the time of construction of the principal building, except for
agricultural buildings as defined by this ordinance and allowed by this section.
Subd. 3. Location
A. Except in the UR and RR districts, no accessory building, structure, or use
shall be allowed within a front yard.
B. Detached accessory structures shall be have a minimum building separation of
10 feet from the principal building.
C. Accessory structures located on through lots may be located between the rear
of the principal building and the public right -of -way.
D. Recreation equipment such as play apparatus, swing sets and slides,
sandboxes, tree houses, above or in- ground swimming pools, hot tubs, play
houses, etc. shall comply with the minimum accessory structure setbacks.
E. Setbacks
1. Setbacks for accessory buildings in the UR and RR district shall comply
with the following:
a. Front yard — same as underlying zoning district
b. Side yard — 20 feet
c. Rear yard — 15 feet
Title X: 1030 -4
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
d. Agricultural uses shall be a minimum of 100 feet from all property
lines, unless the agricultural use is an animal shelter and said shelter is
no more than one -half the total allowable square footage as set forth in
Subd. 4(E) of this section, in which case said shelter may be set back a
minimum of 25 feet from the property line and 75 feet from
neighboring residences.
2. Setbacks for accessory buildings in the urban residential zoning districts
shall comply with the following:
a. Front yard — no accessory building shall be located in the front yard
b. Side yard — 10 feet
c. Rear yard — 10 feet
3. Setbacks for accessory buildings in the non - residential zoning districts
shall comply with the following:
a. Front yard — no accessory building shall be located in the front yard
b. Side yard — 10 feet
c. Rear yard — 10 feet
d. Yards adjacent to residential — accessory buildings shall comply with
the minimum setback requirements for principal structures in the
district.
Subd.4. Size
A. Attached garages with a footprint of less than 1,000 square feet shall not be
considered as part of the maximum footprint for purposes of the detached
accessory structure calculations. However, attached accessory space in excess
of the initial 1,000 square feet shall be counted towards the maximum
allowable detached accessory building footprint.
B. The footprint of above grade or below grade swimming pools and 1 accessory
structure of not more than 120 square feet shall not be included in the
calculation of maximum allowable area of accessory structures.
C. A maximum of one fish house shall be permitted to be stored on a property
and shall meet all accessory structure setback requirements.
Title X: 1030 -5
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. _*4May 5, 2011
D. Except in the UR and RR districts, a conditional use permit is required for
construction of more than one detached accessory building with a footprint in
excess of 120 square feet.
E. The maximum allowable total or accumulated footprint (total footprint of all
accessory structures) for detached accessory buildings in the Urban Reserve
and Rural Residential districts shall be as follows:
1. Lots less than 2.5 acres: 1,500 square feet.
2. Lots 2.5 acres to 5 acres: 2,500 square feet.
3. Lots greater than 5 acres to 10 acres: 3,000 square feet.
4. Lots greater than 10 acres: 3,500 square feet.
F. In the non - residential and urban residential districts, the maximum size of
accessory buildings shall not exceed 1,000 square feet or 25 percent of the
area of the rear yard, whichever is less.
G. Non - Agriculture AccessoKy Buildings that would result in more than 3,500
square feet shall only be
permitted on parcels located in the A or RR district and 10 acres or more in
size with a conditional use permit and subject to the following criteria:
1. The proposed use shall be in conformance with all City regulations.
2. A certificate of survey shall be required that identifies all existing
structures on site, including buildings, septic sites and wells. In addition,
the survey shall include the proposed structure, flood plain, wetlands, and
any recorded easements.
3. Applicable criteria as outlined in Section 1070.020 (Conditional Use
Permits) of the Corcoran Zoning Ordinance.
4. The material standards required by this section have been met.
H. Agricultural buildings that would result in more than the 3,500 square feet
allowed by this Section shall only be permitted on parcels located in the UR or
RR district and 10 acres or more in size with a Certificate of Compliance from
the City and subject to the following criteria:
1. The proposed use shall be in conformance with all City regulations.
2. A certificate of survey shall be required that identifies all existing
structures on site, including buildings, septic sites and wells. In addition,
the survey shall include the proposed structure, flood plain, wetlands, and
any recorded easements.
Title X: 1030 -6
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. -*4May 5, 2011
3. The material standards required by this section have been met.
4. The agricultural building is used for agricultural purposes only.
I. Agricultural buildings in excess of the size limitations allowed by Subd. 42
(EE) of this section shall be allowed by conditional use permit on parcels that
are located in the UR or RR district and are less than 10 acres in size, but are
adjacent to actively farmed land under the same ownership or ownership by
the landowner in a recognized legal relationship, shall be allowed subject to
the following criteria:
1. The proposed use shall be in conformance with all City regulations.
2. A certificate of survey shall be required that identifies all existing
structures on site, including buildings, septic sites and wells. In addition,
the survey shall include the proposed structure, flood plain, wetlands, and
any recorded easements.
3. The material standards required by this section have been met.
4. The applicant provides proof of ownership as required above.
5. The agricultural building is used for agricultural purposes only.
J. Agricultural buildings shall be allowed as a principal use by conditional use
permit on parcels that are actively farmed, are located in the UR or RR district
and are located adjacent to the farmstead under the same ownership or
ownership by the landowner in a recognized legal relationship, shall be
allowed subject to the following criteria:
1. The proposed use shall be in conformance with all City regulations.
2. A certificate of survey shall be required that identifies all existing
structures on site, including buildings, septic sites and wells. In addition,
the survey shall include the proposed structure, flood plain, wetlands, and
any recorded easements.
3. The material standards required by this section have been met.
4. The applicant provides proof of ownership as required above.
5. The agricultural building is used for agricultural purposes only.
Subd. 5. Building Height.
A. The maximum height of a detached accessory building is 15 feet, except:
Title X: 1030 -7
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. _*4May 5, 2011
1. Multi -story accessory building may be allowed by administrative permit to
exceed the height above, provided the structure does not exceed the height
of the principal structure. All multi -story accessory buildings shall
include a minimum of two different building materials and building
articulation to add architectural interest to the building elevations.
2. Agricultural buildings may be allowed by Certificate of Compliance to
exceed the height above, provided the structure does not exceed the
building height limitations of the zoning district in which it is located.
3. Accessory buildings with accessory dwelling units may exceed these
height limits when approved as part of the accessory dwelling unit interim
use permit provided all other performance standards for accessory
buildings are met.
B. Any building that does not meet the standards above may only be permitted to
exceed the allowable building height with a conditional use permit and subject
to the following criteria:
a LThe proposed use shall be in conformance with all City regulations.
b:2. A certificate of survey shall be required that identifies all existing
structures on site, including buildings, septic sites and wells. In addition,
the survey shall include the proposed structure, flood plain, wetlands, and
any recorded easements.
c—.3.Applicable criteria as outlined in Section 1070.020 (Conditional Use
Permits) of the Corcoran Zoning Ordinance.
d-.4. The material standards required by this section have been met.
e-.5. The proposed building will be compatible with surrounding land uses.
Subd.6. Architectural Standards.
A. In order to maintain the architectural design, style, appearance and character
of the principal structure, accessory buildings located on parcels 3 acres in
size or smaller, must have identical roof and siding materials as the principal
structure. Accessory buildings located on parcels larger than 3 acres in size
shall be compatible with materials, colors, exterior design and roof style of the
principal buildings.
B. Building materials must comply with performance standards in Section
1060.050, Subd. 1(A)4 of the Zoning Ordinance.
Title X: 1030 -8
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August 24, 2009 DRAFT April 7. -*4May 5, 2011
C. Accessory buildings constructed primarily of canvas, plastic, or other similar
non - permanent building materials shall be prohibited.
(Ord. 204, passed 10- 28 -04, Ord.247, passed 06- 11 -09)
1030.030 - Minimum Residential Building Standards
Subd. 1. Homes must be placed on a permanent foundation which complies with the
Minnesota State Building Code.
Subd. 2. Single family detached homes must have a minimum floor area of 1,100
square feet.
Subd. 3. Single family detached homes must have a minimum width of 24 feet.
Subd. 4. Dwelling Unit Restrictions. No model home, cellar, garage, tent, travel
trailer, basement with unfinished structure above or accessory building shall
at any time be used as a dwelling unit, except as may be allowed on a
temporary basis in an emergency, as approved by the Zoning Administrator
as an Interim Use Permit.
1030.040 — Temporary Structures
Subd. 1. Temporary Structures (including manufactured homes on a temporary
basis) shall only be permitted as provided below:
A. Reconstruction. During the reconstruction of a home that has been
damaged or destroyed and is uninhabitable, the City Council may grant
a permit for a period not to exceed one year for a temporary structure in
any zoning district.
B. The City Council may grant an Interim Use Permit with stipulated time
limitations for the temporary utilization of manufactured homes or other
temporary structures as living quarters when a special hardship is found
to exist. Such hardship shall be generally a result of age or a physical
handicap of a blood relative. The following conditions shall apply in
such situations:
1. Any person requiring such temporary habitation shall make
application to the City Council for an Interim Use Permit. The
request shall state the location, type of structure, length of time the
structure will be used, and the reason for the need of such structure.
Title X: 1030 -9
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. -*4May 5, 2011
2. The Building Official shall review each proposal and report his
findings and recommendations to the Council.
3. If the City finds that the public health, safety, morals and general
welfare will not be impaired and will not be affected adversely, it
may grant a temporary habitation, provided that the person so
applying shall enter into a written agreement with the City as to
when such occupation is to cease. No permit for temporary
habitation shall be granted for a period longer than one year, and the
City may revoke such permit upon 90 days written notice if and
when it finds:
a. That the public health, safety, morals or general welfare are
being impaired by such habitation.
b. That the continued existence of such habitation conflicts with the
City's Comprehensive Plan.
c. The temporary habitation structure has been abandoned or put to
any use other than that stated in the application as the reason for
the need of such habitation.
d. That the value of public or private property is being affected
adversely thereby.
4. Extensions of such permits may be obtained only by reapplying to
the City for an Interim Use Permit amendment.
5. The sanitary sewer and water supply serving temporary habitation
shall comply with all applicable rules, regulations and standards of
the State Board of Health and of the County of Hennepin.
6. Any material used to insulate around the exterior of or underneath
such temporary habitation shall be noncombustible and nontoxic.
C. The City Council may also grant an Interim Use Permit with stipulated
time limitations for any other temporary structures without a
determination of hardship provided these temporary structures are not
used for habitation. The following conditions shall apply in such
situations:
1. Any person desiring a temporary structure shall make application to
the City Council for an Interim Use Permit. The request shall state
the location, type of structure, length of time the structure will be
used, and the reason for the need of such structure.
Title X: 1030 -10
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. - *14May 5, 2011
2. The Building Official shall review each proposal and report his
findings and recommendations to the Council.
3. If the City finds that the public health, safety, morals and general
welfare will not be impaired and will not be affected adversely, it
may grant an Interim Use Permit, provided that the person so
applying shall enter into a written agreement with the City as to
when such use is to cease.
4. No permit for temporary structures (except as provided for in
Subsections A and B above) shall be granted for a period longer
than one year, and the City may revoke such permit upon 90 days
written notice if and when it finds:
a. That the public health, safety, morals or general welfare are
being impaired by such temporary structure.
b. That the continued existence of such use conflicts with the
City's Comprehensive Plan.
The temporary structure has been abandoned or put to any use
other than that stated in the application as the reason for the need
of such use.
d. That the value of public or private property is being affected
adversely thereby.
e. The provisions of this section, in no way limit the City's ability
to immediately order the removal of any temporary structure
determined to be a significant threat to public health and safety.
(Ord. 211, passed 12- 21 -04)
1030.050 - Relocated Structures
Subd. 1. Application. Before any house or other structure is moved, an application
for building permit shall be made and the property owner or his designated
representative shall complete a questionnaire on the structure.
Subd. 2. Inspection. The Building Official shall make a preliminary inspection to
determine that the structure meets all state building codes and City
ordinances.
Subd. 3. If the structure does not meet these regulations, the owner must present
complete and detailed plans to the Building Official showing the changes to
be made in order to bring the structure up to Code.
Title X: 1030 -11
General Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. -*4May 5, 2011
Subd. 4. The Building Official must review the plans and present them to the
Planning Commission for their review and recommendation to the City
Council.
Subd. 5. No Building Permit will be issued until the owner has agreed in writing that
the entire building will be completed within a period of 6 months, the fee
has been paid, and performance bond or certified check guaranteeing
completion of said changes and equal to at least 11/2 times the estimated
finished value of the building has been posted with the City.
1030.060 - Mining and Soils Processing
Subd. 1. Purpose. The purpose of this section is to safeguard property, and to
preserve and enhance the natural environment, including but not limited to
water quality, by regulating clearing and grading on public and private
property.
Subd. 2. Scope. This section sets forth rules and regulations to control land
disturbances, landfill, soil storage, and erosion and sedimentation resulting
from such activities. This section established procedures for issuance,
administration and enforcement of a permit.
Subd. 3. Permit Required. No person, except an authorized city employee or a
contractor performing work under a contract with the City, shall perform
any grading or land reclamation within the City of Corcoran without first
having secured a permit from the City Clerk's office. The fee for such
permit shall be set from time to time by resolution of the City Council.
Subd. 4. Application and Regulations. The City shall prepare the necessary
application forms and permits required. The Council shall adopt rules and
regulations with respect to excavations as it finds necessary to protect the
public from injury, prevent damage to public or private sidewalks, and
public grounds. Any person making an excavation covered by this section
shall comply with such rules and regulations.
Subd. 5. Surety. Any permittee except those doing work under contract with the
City shall file with the City Clerk's office a letter of credit or cash in an
amount to be determined by the city engineer based on the type of work to
be performed.
Subd. 6. General Exemptions. The following activities are exempt from the permit
requirements:
A. An excavation below finished grade for basements and footings of a
building, retaining wall or other structure authorized by a valid building
Title X: 1030 -12
General Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. -*4May 5, 2011
permit.
B. Cemetery graves.
C. Mining, quarrying, excavating, processing, stockpiling of rock, sand,
gravel, aggregate or clay where established and provided for by law,
provided such operations do not affect the lateral support or increase the
stresses in or pressure upon any adjacent or contiguous property.
D. Routine agriculture crop management practices.
E. Any land disturbing or land filling activities relating to general yard
maintenance or landscaping, unless the volume of soil or earth stored or
moved exceeds 301 cubic yards.
Subd. 7. Site Map and Plan. A site map and plan must be submitted with the
application, which shall include the following (No application will be
reviewed until all necessary information has been submitted):
A. Existing and proposed topography, sufficiently detailed to define the
topography over the entire site.
B. Site's property lines shown in true location with respect to the plans
topography.
C. Location of all and proposed drainage on site.
D. Locations of any buildings or structures located on the property or
adjacent property that are within 20 feet of the areas where work is to be
performed.
Subd. 8. Erosion Control Methods. Erosion control methods to be used, may
include, but are not limited to, types of mulches, vegetation, diverters, dikes
and drains. The method to be used shall be identified on the application.
Subd. 9. Permit Approval / Denial. City staff shall review all documents submitted
pursuant to this section, and, if necessary, shall require additional data or
clarification of data submitted. City staff shall notify the applicant within 20
days of submission of the decision on the permit. In the event that the
permit is denied by staff, the applicant shall have the right to request a
hearing before the City Council within five (5) days of notification of
permit denial.
Subd. 10. Permittee's Duties. The applicant shall inform the city at least 24 hours
prior to beginning the permitted activity. Then upon completion of rough
grading, the city shall be notified to perform an inspection, once that
Title X: 1030 -13
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. -*4May 5, 2011
inspection has been completed and any corrections or modifications to the
grade are completed, the applicant may then complete the finished grade
and set the appropriate erosion control devices in place and complete any
planting or seeding as required by the permit. Upon completion, the
permittee shall notify the city that the project has been completed and an
inspection shall be performed by the city to assure that the appropriate
erosion control devises are in place. A final inspection shall be required
prior to the release of any security. The final inspection shall ensure that all
grading is completed and that all erosion has been controlled as required.
Staff shall prepare written documentation of all inspections performed,
which shall be filed at the City Office in the appropriate address file.
Subd. 11. Suspension or Revocation of Permit. The City shall suspend the permit
and issue a stop work order when the City has determined:
A. The permit was issued in error or on the basis of incorrect information
being supplied by the applicant.
B. The Permittee has failed to meet the requirements as identified within
the permit.
C. Inspection by the City reveals that the work is not in compliance with
the permit, city ordinance, or other regulations, which may govern such
activity.
Subd. 12. Fines and Penalties. Any person, firm, corporation or agency acting as
principal agent, employee, or otherwise, who fails to comply with the
provisions of this Code shall be guilty of a misdemeanor and upon
convictions thereof shall be punishable by a fine of not more then
$1,000.00, or by imprisonment in jail for not more than 90 days, or by both,
for each separate offense. Each day any violation of this code shall
continue shall constitute a separate offense.
Subd. 13. Action Against the Security. The City may act against the appropriate
security if any of the conditions identified within the permit or this code
have not been satisfied. The City shall use funds from the security to
finance remedial work to be performed either directly by the city or by a
private contractor under contract with the City, and to reimburse for all
direct costs incurred in the process of the remedial work.
Subd. 14. Release of Security. The security deposited with the City for faithful
performance of the grading and erosion control work shall be released at the
time that all conditions have been met and no action against such security
has been filed. Release of the security shall be documented and filed in the
appropriate address file, in conjunction with the inspections as identified in
Section 1070.050, Subd. 9.
Title X: 1030 -14
General Regulations
August 24, 2009
1030.070 - Bulk Storage (Liquid)
Corcoran Zoning Ordinance
DRAFT April 7. -*4May 5, 2011
All uses associated with the bulk storage of all gasoline, liquid fertilizer, chemical,
flammable and similar liquids shall comply with requirements of and have appropriate
permits indicating compliance with the Minnesota State Fire Code and Minnesota
Department of Agriculture regulations.
Title X: 1030 -15
General Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. -*4May 5, 2011
1030.080 - Height Limitations
Subd. 1. The building height limits established herein for districts shall not apply to
the following:
A.
Belfries.
B.
Chimneys or flues.
C.
Church spires.
D.
Cooling towers.
E.
Cupolas and domes which do not contain useable space.
F.
Elevator penthouses.
G.
Flag poles.
H.
Monuments.
L
Parapet walls extending not more than 3 feet above the limiting
height of the building.
J.
Water towers.
K.
Poles, towers and other structures for essential services.
L.
Necessary mechanical and electrical appurtenances.
M.
Television and radio antennas not exceeding 20 feet above roof (not
including telecommunications towers regulated by Section
1060.100).
Subd. 2. No excluded roof equipment or structural element extending beyond the
limited height of a building may occupy more than 25 percent of the area of
such roof nor exceed 10 feet unless otherwise noted.
1030.090 - Essential Services
Subd. 1. It is illegal, for any person to construct, operate or maintain an essential
public service in the City, except in conformance with this ordinance.
Title X: 1030 -16
General Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. -*4May 5, 2011
Subd. 2. Essential services, as defined herein, shall be permitted in any zoning
district of the City by administrative permit issued by the City of Corcoran.
The permit shall be processed according to the following:
A. Prior to the installation of any essential public services, the owner of
such service shall file with the City all maps and other information as
deemed necessary by the City of Corcoran to review the proposed
project.
B. The City shall consider the effect of the proposed project upon the
health, safety and general welfare of the City, as existing and
anticipated, and the effect of the proposed project upon the
Comprehensive Plan.
C. For essential public services that will include permanent structures, a
site plan must also be submitted for review and approval by the Zoning
Administrator. The site plan shall be reviewed for compliance with the
standards outlined in this Section. The site plan may be approved
administratively.
D. Upon approval by City staff, a permit shall be issued for installation and
operation of the essential services.
Subd. 3. Essential services must comply with all federal, state and local rules and
regulations pertaining to their construction, maintenance and operation.
Subd. 4. Performance Standards.
A. Except for electrical lines, phone lines, cable television lines, gas lines
and similar linear facilities, all essential public services in the
Agricultural and Residential zoning districts shall be located on land at
least one acre in size. In all other zoning districts, parcels of land for
essential services must be at least 1 %2 times the minimum lot sizelot
area required in the zoning district.
B. Utility substations and communications antennas permitted by the
Corcoran City Code and this ordinance shall be encouraged to be
located on the same parcel; however, the parcel shall be large enough so
that all structures and facilities comply with the required setbacks for
the zoning district.
C. The site shall be landscaped and maintained in accordance with Section
1060.070 (Landscaping) of this ordinance. All above grade lift stations,
pump stations, substations and similar structures not located in a
building shall be screened.
Title X: 1030 -17
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August 24, 2009 DRAFT April 7. _*4May 5, 2011
D. Buildings and structures shall be constructed to be compatible with the
size, color, appearance and character of other structures in the zoning
district.
E. Facilities and equipment shall be removed within 6 months of becoming
unnecessary or obsolete.
Subd. 5. Special Districts. Essential public services located in a special overlay
district shall comply with the requirements and development guidelines in
that district.
Subd. 6. All electrical, cable television, phone lines and similar facilities serving new
development within the urban service area shall be located underground.
1030.100 - Home Occupations
Subd. 1. Purpose. The purpose of this Ordinance is to maintain the character and integrity
of residential areas and to provide a means through the establishment of specific
standards and procedures by which home occupations can be conducted in
residential neighborhoods without jeopardizing the health, safety and general
welfare of the surrounding neighborhood. In addition, this Ordinance is intended
to provide a mechanism enabling the distinction between permitted home
occupations and special or customarily "more sensitive" home occupations, so
that appropriate, permitted home occupations may be allowed outright or through
an administrative process rather than a legislative hearing process.
Subd. 2. Application. Subject to the non - conforming use section and other applicable
provisions of this Ordinance, all occupations conducted in the home and
accessory buildings located on the homestead site shall comply with the
provisions of this Ordinance.
Subd. 3. Procedures and Permits. Whenever used in this Ordinance, the phrase "Home
Occupation" shall include Allowed Home Occupations, Special Home
Occupations and Conditional Home Occupations.
A. An Allowed Home Occupation, as defined in this Ordinance, shall not require
a permit as long as all of the criteria in Subd. 4 and Subd. 5 of this Section are
satisfied.
B. Any Special Home Occupation, as defined in this Ordinance, shall require an
administrative permit, as outlined in Subd. 7 of this Section.
C. A Home Occupation License shall be required for any Conditional Home
Occupation as described in Subd. 8; which license shall be processed by the
Title X: 1030 -18
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. -*4May 5, 2011
Planning Commission as outlined in Section 1070.030 (Interim Use Permit) of
the Zoning Ordinance.
Subd. 4. General Standards for Allowed and Special Home Occupations. All Allowed
Home Occupations and Special Home Occupations shall comply with the
following general provisions:
A. No Home Occupation shall produce light, glare, noise, fumes, odor or
vibration that will in any way have an objectionable effect upon adjacent or
nearby property.
B. No equipment shall be used in the Home Occupation that will create electrical
interference to surrounding properties. No equipment shall be used which
creates visual or audible interference in any radio or television receivers off
the premises or causes fluctuations in the voltage off the premises.
C. Any Home Occupation shall be clearly incidental and secondary to the
residential use of the premises, shall not change the residential character
thereof, and shall result in no incompatibility or disturbance to the
surrounding residential uses.
D. No Home Occupation shall require internal or external alterations or involve
construction features not customarily found in dwellings except where
required to comply with local and state fire and police recommendations.
E. There shall be no exterior evidence visible from public roads or adjacent
parcels of the Home Occupation, including but not limited to storage of
material, equipment, supplies, garbage dumpsters, etc. Personal vehicles [not
to exceed 12,000 gross vehicle weight (GVW)] used in the Home Occupation,
which comply with applicable provisions of this Ordinance, may be parked on
the site.
F. The area used for the Home Occupation shall meet all applicable fire and
building codes.
G. There shall be no exterior display or exterior signs or interior display or
interior signs that are visible from outside the dwelling advertising the Home
Occupation.
H. All Home Occupations shall comply with the provisions of the City Code.
I. An Allowed or Special Home Occupation shall not include work staging areas
or employees reporting to the home occupation site to receive work
assignments and working elsewhere.
Title X: 1030 -19
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. _*4May 5, 2011
J. The applicant shall demonstrate, in a manner found acceptable to the City
Building Inspector that such use is within the capabilities of the property's
sewage treatment system.
K. No Allowed Home Occupation or Special Home Occupation shall employ any
person at the home site location who does not reside in the dwelling unit.
Subd. 5. Allowed Home Occupations. A Home Occupation meeting all of the
requirements of Subd. 4, as well as the following criteria shall be an Allowed
Home Occupation and may be conducted without a permit or fee:
A. The Allowed Home Occupation shall be located within the principal dwelling
on the property, except that a business office or computer workstation may be
maintained in any permitted structure.
B. No customer visits to the premises shall be permitted.
C. No deliveries other than those routinely made in a residential district (U.S.
Mail, United Parcel Service, etc.) shall be permitted.
Subd. 6. Special Home Occupation - Administrative Permit.
A. This permit may be issued by the City Administrator or assigned staff based
upon proof of compliance with the provisions of this section. Application for
the permit shall be submitted to the City with an associated fee as established
by the City Council. Prior to issuance of the permit, a notice of intent shall be
sent to all property owners within 350 feet of the perimeter of the applicant's
property. The notice shall request that written comments be forwarded to the
City Administrator within 10 days of the date of the notice. Upon expiration
of the comment period, the City Administrator shall determine if a permit
should be issued, denied, or forwarded to the City Council. Notice of the
decision shall be sent to all persons who have submitted written comment.
The applicant or a noticed property owner may appeal a decision of the City
staff to the City Council for final decision. Notice of an appeal must be made
within 10 business days following the notice of the City Administrator's
decision.
B. Except as modified by this Subd. 7, all Special Home Occupations shall
comply with the requirements of Subd. 5 and Subd. 6. A Special Home
Occupation - Administrative Permit shall be required for Home Occupations
that are not otherwise permitted under Subd. 5 and subject to the following
criteria:
1. Services may be provided to customers on site provided no more than 2
additional parking stalls are necessary for customer parking and the spaces
Title X: 1030 -20
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. _*4May 5, 2011
shall be provided on the lot. The Home Occupation shall not add more
than 10 daily, non - residential vehicle trips to or from the property.
2. A single vehicle up to 26,000 lb. GVW may be allowed by Administrative
Permit. The City Administrator shall consider the vehicle size in relation
to the intended use, the road surface, the character of the neighborhood,
number of vehicle trips and any other relevant matters in deciding whether
to issue an Administrative Permit.
Subd. 7. Conditional Home Occupation License (CHOL).
A. All Home Occupations not defined as Allowed or Special shall be defined as
Conditional Home Occupations and will require a Conditional Home
Occupation License (CHOL) to be issued, subject to review and approval by
the City Council. The CHOL shall be processed by the Planning Commission
pursuant to Section 1070.030 (Interim Use Permit) of the Corcoran Zoning
Ordinance. A CHOL is not a conditional use permit, but a license personal to
the individual applicant and the particular business for which the application
is made. If the business ceases, if ownership of the business changes, or if the
individual to whom a license has been issued ceases to own the subject
premises, the CHOL is automatically revoked.
B. All applicants must demonstrate, to the satisfaction of the Planning
Commission and City Council, the need for the CHOL. All applications will
be reviewed and analyzed, taking into consideration the general health, safety
and welfare of the community as a whole. The Planning Commission and the
City Council shall consider the following standards and criteria when
reviewing an application for a CHOL:
1. The nature and general character of the geographic area in which the
CHOL property is located. The City may consider, in addition to other
factors and not by way of limitation, the existence and condition of gravel
and paved roads in the area, existence and proximity of collector, County
and State roadways in the area, CHOL helot area, the proximity of
CHOL operations to neighboring residences, size of neighboring lots, and
use of neighboring properties.
2. Consideration shall be made for potential property devaluation of adjacent
and surrounding properties.
3. Nuisance factors shall be considered, including but not limited to sight,
odor, light, glare and noise, and any other nuisance factors that may result
from issuance of the CHOL.
4. Environmental concerns, including but not limited to drainage,
wastewater, wells and wetland issues.
Title X: 1030 -21
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. _*4May 5, 2011
5. Compliance with Section 1030.020 (Accessory Buildings, Structures, Uses
and Equipment) of the Zoning Ordinance and with other relevant Code
sections.
6. Impact on the neighboring properties shall be considered before issuing a
CHOL.
C. Conditional Home Occupations with seasonal retail sales may be allowed one
temporary freestanding or wall sign as allowed by Section 84.04 (10) of the
City Code.
Subd. 8. Employees; On- Site /Staging for Work Off -Site.
A. For home occupation businesses existing on May 24, 2001, the City Council
may allow up to 2 full -time equivalent on -site employees or up to 4
employees reporting on -site for the purpose of staging work to be performed
off -site, or any combination of the two not to exceed 2 full -time equivalent
employees working on -site or 4 employees in total. The applicant must prove
that the applicant had employees, as outlined above, on or within the 9 months
prior to May 24, 2001 to qualify for employees.
B. The actual number of on -site employees or employees permitted on -site for
work staging will depend on all factors considered in issuing the CHOL.
C. No home occupations that come into existence after May 24, 2001 shall be
permitted to have on -site employees or employees on -site for the purpose of
staging work to be performed off -site.
D. For purposes of this section, employees shall include independent contractors,
part-time or seasonal employees.
Subd. 9. Exceptions. Da-ye ifeDay Care home facilities and group family dayeafeDay
Care home facilities that are licensed by the State are exempt from the
requirements of this Ordinance.
Subd. 10. Denial of CHOL.
A. In the event the City Council denies a CHOL, findings of fact shall be
prepared to support the denial and shall be provided to the applicant.
I Subd. 11. Ordinance Administration.
Title X: 1030 -22
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. _*4May 5, 2011
A. On the effective date of this Ordinance, all individuals operating a business
not otherwise permitted by this Ordinance shall make application for a CHOL.
If the application is denied, the applicant shall have 12 months from the date
of passage of this Ordinance to cease operations.
B. Immediately following the passage of this Ordinance, the City shall
commence the process of identifying all existing Home Occupations that will
require permits and shall give written notice to the owner of the property
requiring that application be made within 30 days.
C. Legal, non - conforming Home Occupations shall be allowed to continue until
such time as the homeowner ceases to operate the home occupation,
ownership of the business is transferred, or the property is sold.
D. There shall be an application fee for the permits and license issued under this
Ordinance, together with an annual license fee; all such fees to be set from
time to time by resolution of the City Council.
E. All permits issued under this Ordinance shall be reviewed by the City every 3
years from the date of issuance for a determination that the existing Home
Occupation, considered in light of the existing standards and criteria, still
warrants the issuance of a license. The City may revoke or modify an
administrative permit or CHOL upon a finding that conditions have changed
to warrant revocation or modification of the license.
Subd.12. Violations /Penalty.
A. Any person violating this section, upon conviction, is guilty of a
misdemeanor and subject to a maximum fine or a maximum period of
imprisonment, or both, as specified by Minnesota Statutes §609.03.
B. The City may also seek injunctive relief or other equitable relief for
violation of this Ordinance in Hennepin County District Court. If the
City is successful in seeking the injunction, or other equitable relief, the
property owner shall be responsible for all costs associated with the
action, including reasonable attorney's fees.
C. Mandatory clean up of a property in violation of the home occupation
ordinance shall be required as part of any resolution to a violation.
D. The City hereby reserves the right, upon approval of any home
occupation, and upon reasonable notice, to inspect the premises in
which the occupation is being conducted to insure compliance with the
provisions of this section or any conditions imposed.
Title X: 1030 -23
General Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. -*4May 5, 2011
E. Violations of any provisions or conditions of the home occupation
regulations may result in the revocation of either the administrative
permit or the CHOL following a public hearing in compliance with the
Administrative Procedures Act.
(Ord. 211, passed 12- 21 -04, Ord. 220, passed 05- 26 -05, Ord. 237, passed 11- 20 -06)
0
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Title X: 1030 -24
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j
SECTION 1040 — DISTRICT REGULATIONS
1040.010 — Establishment of Districts
Subd. 1. Uses Not Provided for Within Zoning Districts. Whenever in any zoning
district a use is not specifically allowed as a permitted, accessory,
conditional use, interim use or administrative permit, the use shall be
considered prohibited. In such cases, the City Council or the Planning
Commission, on their own initiative or upon request, may conduct a study
to determine if the use is acceptable and if so, what zoning district would be
most appropriate and the determination as to conditions and standards
relating to development of the use. The City Council, Planning
Commission or property owner, upon receipt of the staff study may initiate
an amendment to the Zoning Ordinance to provide for the particular use
under consideration or may find that the use is not compatible for
development within the City.
Subd. 2. Other Regulations. In addition to the regulations and standards in this
section, all uses and structures shall be subject to all other regulations
outlined in this Zoning Ordinance and shall comply with all local, State and
Federal laws, rules and regulations.
Subd. 3. Minimum Requirements. The provisions of this ordinance shall be held to
be the minimum requirements for the promotion and protection of the
public health, safety and welfare.
Subd. 4. Zoning Map. The locations and boundaries of the districts established by
this Ordinance are hereby set forth on the Corcoran, Minnesota Zoning
Map. The map is hereby made a part of this Ordinance and shall be known
as the "Corcoran, Minnesota Zoning Map." The map and all notations,
references and data shown thereon are hereby incorporated by reference into
this Ordinance and shall be as much a part of it as if all were fully described
herein. It shall be the responsibility of the City Planner to maintain the map
and record map amendments within 30 days after official publication of
amendments. The official Zoning Map shall be kept on file in the City Hall.
Subd. 5. Zoning District Boundaries. The boundaries between districts are, unless
otherwise indicated, either the centerline of streets, alleys or railroad rights -
of -way or lot lines or section lines or such centerlines or lot lines parallel or
perpendicular thereto.
Subd. 6. Future Annexations. Any land annexed to the City in the future shall be
placed in the Urban Reserve (UR) Urban Reserve (UR) district until another
zoning classification is approved by action of the City Council after receipt
of the recommendation of the Planning Commission.
Title X: 1040 -1
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 7. Establishment of Zoning Districts. The city is divided into the following
districts and overlay districts:
A. Urban Reserve (UR) District
B. Rural Residential (RR) District
C. Single Family Residential (RSF -1) District
D. Single Family Residential (RSF -2) District
E. Single and Two - Family (RSF -3) District
F. Medium Density Residential (RMF -1) District
G. Mixed Residential (RMF -2) District
H. High Density Residential (RMF -3) District
I. Manufactured home Park (MP) District
J. Rural Commercial (CR) District
K. Transitional Rural Commercial (TCR) District
L. Neighborhood Commercial (C -1) District
M. Community Commercial (C -2) District
N. Business Park (BP) District
O. Light Industrial (I -1) District
P. Downtown Mixed Use (DMU) District
General Mixed Use (GMU, ) District
�R. Planned Unit Development (PUD) District
R-.S. Public /Institutional (PI) District
8T. Wetland Overlay District (W)
T-.U. Shoreland Overlay District (S)
Title X: 1040 -2
District Regulations
August 24, 2009
U-.V. Floodplain Overlay District (FP)
(Ord. 211, passed 12- 21 -04)
Title X: 1040 -3
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
District Regulations
August 24, 2009
1040.020 — Urban Reserve District (UR)
Corcoran Zoning Ordinance
DRAFT April 7. Z44XIay 5, 2011
Subd. 1. Purpose. The intent of the Urban Reserve district is to preserve areas where
urban services are planned, as shown on the 2030 Comprehensive Plan, but not
yet available. The large minimum lei sizelot area will retain these lands in their
natural state or as agricultural uses until sanitary sewer, water, streets and other
public infrastructure is available and new development occurs. This will allow
orderly development to occur. The City may consider rezoning and subdivision
of Urban Reserve property to urban uses consistent with the Comprehensive Plan
within two years of the scheduled date of extension or provision of the required
public facilities and services. The purpose of this district is to provide a holding
zone until a landowner /developer makes application for development, at which
time the City may rezone the affected property consistent with its designation in
the Comprehensive Plan, provided that the development does not result in the
premature extension of public utilities, facilities, and services as specified above.
The district does allow limited use of development rights prior to sewer and water
services through clustering of lots as outlined in Subd. 7 of this Section.
Subd. 2. Permitted Uses.
A. Agriculture and Tree Farms.
B. Daye tfeDay Care Facilities, state licensed, as defined by statute.
C. Dwelling, single family detached.
ED. Essential Services, subject to Section 1030.9090 (Essential Services) of
the Zoning Ordinance.
D E. Seasonal Produce Stands.
E-. F. Residential facilities in a single family detached dwelling, serving 6 or
fewer individuals and licensed by the State.
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
C. Daye tfeDay Care Facilities, county licensed, 12 or fewer individuals.
Title X: 1040 -4
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
D. Fences as regulated by Section 1060 (Performance Standards) of this chapter.
E. Allowed Home Occupations as regulated by Section 1030.100 (Home
Occupations) of this chapter.
F. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code.
G. Play and recreational facilities, including swimming pools and tennis courts,
for use of the property owner and guests.
H. Signs as regulated by the City Code.
I. Temporary trailers and construction equipment for the duration of
construction only where temporary lavatories are provided in compliance with
City and State requirements.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited below for a specific use:
A. Commercial Feedlots, subject to MPCA (Minnesota Pollution Control
Agency) requirements.
B. Commercial Riding Stables, subject to Chapter 81 of the City Code.
C. Daye Care
^r -ship assembly.Day Care facilities accessory to educational facilities or
Places of Worship /Assembly.
1. The structure and operation shall be in compliance with State of
Minnesota Department of Human Services regulations and shall be
licensed accordingly.
2. All signage shall comply with Chapter 84 (Sign Ordinance) of the
Corcoran City Code.
3. No expansion of non - conforming structures or uses is allowed.
4. The use shall comply with the conditional use permit standards in Section
1070.020 of the Zoning Ordinance.
D. Greenhouses and Nurseries, subject to the following:
Title X: 1040 -5
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1. When abutting a residential use or district, the property shall be screened
and landscaped in accordance with this Chapter. All structures shall be set
back at least 100 feet from any residential property line.
2. On -site storage and use of pesticides and fertilizers shall meet the
standards of the Minnesota Department of Agriculture.
3. Adequate off - street parking is provided on an improved surface as
required by this ordinance.
4. Adequate parking, loading and maneuvering areas shall be provided.
5. Loading areas are screened from adjacent residential uses.
6. Well and Septic Systems can be accommodated on site to serve the
proposed facility.
7. Not more than 30 percent of the site area shall be covered with buildings
or other structures.
2-.8. Hours for retail sale of product to customers shall be limited to
7:00 a.m. to 9:00 p.m.
9. Liizhtina shall comply with all ordinance reauirements. Furthermore. not
more than 25 percent of the ,greenhouse space may be lit at any time. If
more than 25 percent of the greenhouse spaces are to be lit at night,
shall be screened from residential properties by use of a retractable
curtain, landscaping, buildings or other methods to prevent light pollution,
including sky glow.
1. Hottfs f6f! tvtaii sale of pr-eduet to eustemers shall be limited to 9.00 a.m.
3-.10. The site complies with the minimum lot sizelot area standards for
the district.
4.11. Sale of accessory items shall be permitted, provided they do not
generate more than 20 percent of the sales (measured by retail value or
sales volume) for the business nor cover more than 10 percent of the site
area.
Title X: 1040 -6
M.-i
NO
ON
I
I F_,_J I ; ... -.0
ATAS
3-.10. The site complies with the minimum lot sizelot area standards for
the district.
4.11. Sale of accessory items shall be permitted, provided they do not
generate more than 20 percent of the sales (measured by retail value or
sales volume) for the business nor cover more than 10 percent of the site
area.
Title X: 1040 -6
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
X12. At least 50 percent of the nursery stock to be sold on site must be
grown on site.
6-.13. The provisions of Section 1070.020 of this ordinance
are considered and satisfactorily met.
E. Living quarters, which are provided accessory to a principal agricultural use,
subject to the following:
1. The living quarters are not used as rental property.
2. A maximum of one such accessory dwelling shall be allowed.
3. There is a demonstrated need for such a facility for the permitted
agricultural use.
4. The farm includes a minimum of 30 acres.
5. The structure complies with all other Zoning Ordinance requirements.
F. Towers and Antennas as regulated by Section 1060.100 (Telecommunications
Services) of the Zoning Ordinance.
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited below for a specific use:
1. Accessory Dwelling Unit, subject to the following:
1. Not more than one accessory dwelling unit shall be allowed on a single -
family detached lot.
2. An accessory dwelling unit shall be located in an existing single family
home or above an attached or detached garage that is accessory to a
single - family detached home.
3. An attached or detached accessory dwelling unit shall comply with the
same minimum building setback requirements as required for the living
portion of the principal dwelling unit.
4. An accessory dwelling unit shall be a clearly incidental and subordinate
use, the gross floor area of which shall not exceed the gross floor area of
the principal dwelling unit or 800 square feet, whichever is less.
Title X: 1040 -7
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
5. Unless otherwise specified in this Subdivision, a detached accessory
dwelling unit shall be subject to the same regulations as provided for
under Section 1030 of this Chapter.
6. The exterior design of an accessory dwelling unit shall incorporate a
similar architectural style, roof pitch, colors, and materials as the principal
building on the lot.
7. The owner of the property shall reside in the principal dwelling unit or in
the accessory dwelling unit.
8. There shall be no separate ownership of the accessory dwelling unit.
9. In addition to the parking spaces required for the principal dwelling unit
on the lot, 2 off - street parking spaces shall be provided for an accessory
dwelling unit. Such accessory dwelling unit parking spaces shall not
conflict with the principal dwelling unit parking spaces, and shall comply
with the requirements of this Chapter.
10. An accessory dwelling unit shall have a separate address from the
principal dwelling unit on the lot, and shall be identified with address
numbers.
11. The interim use permit shall expire if the principal use of the property
changes or the ownership of either the property or the principal use
changes.
12. The interim use permit shall be issued for 3 years in accordance with the
procedures outlined in Section 1070.030 of the Zoning Ordinance. Such
permits will be administratively reviewed every 3 years to ensure
compliance with conditions of approval and ordinance requirements for
accessory dwelling units. Interim uses found to be in compliance may be
extended by the Zoning Administrator for periods of up to 3 years each.
B. Conditional Home Occupation License (CHOL) as allowed by Section 1030.100
(Home Occupations) of the Zoning Ordinance.
C. Commercial Kennels, subject to Chapter 81 of the City Code.
D. Development in the MUSA prior to availability of municipal sewer and water,
subject to the following:
a-.1.The proposed development is consistent with the Land Use Plan in the
adopted Comprehensive Plan, including applicable density goals.
Title X: 1040 -8
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
b-.2. The subject property is classified as Mixed Use/PUD in the City's adopted
Comprehensive Plan.
E3. The proposed development will not preclude full utilization of the site
development potential when municipal infrastructure services are available.
d-.4. The applicant agrees to connect to municipal infrastructure, including, but
not limited to: sanitary sewer, water and stormwater, upon its availability to
the site.
c—.5.The applicant agrees to pay all area charges and connection fees upon
connection to municipal infrastructure.
f-.6. The applicant agrees to put a cash reserve into a third parry escrow account
for the amount estimated by the City for the fees to be paid upon arrival of
municipal infrastructure. The applicant understands that the fees are an
estimate only and will enter into a written agreement with the City to pay all
fees based on the City fee schedule in place at the time of connection.
g.7. The applicant will sign an assessment waiver for future assessments for
public infrastructure.
h-.8. The applicant will provide a removable on -site septic as a temporary
means to address sewer prior to extension of municipal sanitary sewer.
i-.9. The applicant will provide temporary on -site wells or will reach an
agreement with an adjacent community to provide a temporary water service
to the site until municipal water is provided by the City of Corcoran.
X10. The applicant shall be responsible for all costs associated with the
temporary sewer and water services and these costs shall not be credited
against the infrastructure area charges and connection charges due when
municipal infrastructure is provided.
E. Mining and Soil Processing.
F. Temporary living quarters, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Special Home Occupations as allowed by Section 1030.100 of this chapter.
Title X: 1040 -9
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 7. Clustering Option. This section provides for optional clustering of lots on those
properties with development rights as recorded on the official City of Corcoran
"Development Rights Map" on file at City Hall at the time of adoption of this
ordinance. Lots may be considered for clustering based on the following
minimum standards:
A. Clustering shall only be considered on those properties guided for residential
land use on the 2030 Comprehensive Plan.
B. An approval for a rezoning of the property, consistent with the residential land
use category of the 2030 Comprehensive Plan shall be made at the same time
as the subdivision of the property.
C. All procedures for a standard subdivision as provide in Section 930 and 935 of
the Subdivision Ordinance shall be followed with the addition of the
following:
1. Buildable lots cannot exceed the number of development rights issued to
the property. The number of rights is based on Subd 8 of this section.
2. The maximum lot sizelot area of all created clustered lots shall not exceed
two times the minimum helot area for a single family dwelling of
the zoning district in which the property is located.
3. The proposed development will not preclude full utilization of the site
development potential when municipal infrastructure services are
available. A ghost plat shall be designed for all outlot areas at the same
time as the Preliminary and Final Plat is reviewed and approved. The
ghost plat shall indicate future access, internal road network, future lot
divisions and new lot layout based on zoning district requirements along
with density as guided by the 2030 future land use plan and connection
to municipal infrastructure.
D. -Water and Sewer Systems.
All lots shall initially be served by a community well and septic system
designed to connect to municipal sewer and water. Design shall be acceptable
to the City Engineer. Once municipal sewer and water services are available,
all lots shall be required to connect to the municipal system and pay all area
charges and connection fees as required by the City policy in place at the time
the infrastructure becomes available to serve the development. The
community systems may be located within the outlot. A sewage treatment
system management plan must be submitted to the city and approved prior to
the final plat being recorded.
Title X: 1040 -10
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1. The applicant must provide a management (maintenance, replacement
and repair) plan for the community wastewater treatment system. The
management plan must be reviewed and approved by the City Council
and recorded with the final plat. The plan should clearly identify the
following:
i. The ownership of the centralized wastewater treatment system.
ii. An annual schedule for maintenance, inspection and monitoring of
the centralized wastewater treatment system.
iii. Assignment of responsibility for the management of and payment
for the centralized wastewater treatment system.
iv. Contingency plan in the event of failure of the centralized
wastewater treatment.
v. Financial guarantees, covering the estimated cost of maintaining
and replacing a centralized system.
vi. Provisions describing how the sewage treatment portion of the
system will be protected from vehicles, animals, humans and
other sources of risk.
vii. The name and license number of the system's designer.
viii. Provision for cost effective future connection of the wastewater
treatment system(s) to urban services within one year after such
services are provided at the boundary of the development, with
sufficient financial guarantees to ensure no added cost to the
City.
ix. The applicant shall provide a cash reserve into a third party escrow
account for the amount estimated by the City for fees to be paid
upon arrival of municipal infrastructure. The applicant shall
enter into a written agreement with the City to pay all fees
based on the City fee schedule in place at the time of
connection.
x. The applicant shall be required to sign an assessment waiver for
future assessments for public infrastructure prior to approval of
the Final Plat.
xi. If financial guarantees for any of the above provisions are part of
an association assessment or treasury fund, the City shall be
given access to annual audit records, at the expense of the
Title X: 1040 -11
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
association, to ensure proper funding. If such guarantees are
the private responsibility of the developer, the City shall require
guarantees from the responsible individual(s).
Subd. 8. Density Requirements. This section identifies the maximum number of
residential units or non - residential units that may be developed. The development
rights program is intended to preserve a rural residential environment with active
agri- businesses. Development rights shall be calculated based on the total lot area
and rounded to the nearest whole number. Development rights shall be as
recorded on the official City of Corcoran "Development Rights Map" on file at
City Hall.
A. Landowners shall be permitted one development right for each 10 acres of
land accessing onto a paved roadway.
B. Landowners shall be permitted one development right for each 30 acres of
land accessing onto a gravel road.
1. The existing farmstead or residence on properties accessing onto gravel
roads and eligible for Agricultural Preserve is exempt from the density
calculations in rural areas, if the farmstead or residence existed prior to
July 1, 1981 and the subject parcel is a minimum of 40 acres in size. The
minimum helot area may be reduced from 40 acres to 35 acres if the
parcel is a quarter - quarter parcel reduced from the standard 40 -acre
quarter - quarter parcel due to public road right -of -way or a perturbation in
the rectangular survey system.
C. Additional development rights may be granted to landowners that develop
the property as part of an Open Space Preservation plat, as permitted by the
Subdivision Regulations.
D. Except as otherwise approved as part of an Open Space Preservation plat or
clustering option in Subd. 7 of this Section, no lots or outlots shall be
allowed to be created without development rights.
Subd. 9. Area Requirements. The following minimum requirements shall be met in the
UR district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts):
Minimum blot area
20 acres
Minimum lot width
300 feet
Minimum lot depth
300 feet
Structure Setbacks:
Front From Arterial Streets
50 feet
Front, from all other streets
50 feet
Front Porch (< 120 square feet)
40 feet
Title X: 1040 -12
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Side
25 feet
Rear
30 feet
Maximum Building Height
35 feet
(Ord. 200, passed 07- 22 -04; Ord. 206, passed 10- 28 -04; Ord. 211, passed 12- 21 -04, Ord. 221, passed 06- 09 -05,
Ord. 225, passed 11- 22 -05, Ord. 231, passed 02- 09 -06, Ord. 239, passed 12- 14 -06)
Title X: 1040 -13
MR.
..
a MIA
(Ord. 200, passed 07- 22 -04; Ord. 206, passed 10- 28 -04; Ord. 211, passed 12- 21 -04, Ord. 221, passed 06- 09 -05,
Ord. 225, passed 11- 22 -05, Ord. 231, passed 02- 09 -06, Ord. 239, passed 12- 14 -06)
Title X: 1040 -13
MR.
(Ord. 200, passed 07- 22 -04; Ord. 206, passed 10- 28 -04; Ord. 211, passed 12- 21 -04, Ord. 221, passed 06- 09 -05,
Ord. 225, passed 11- 22 -05, Ord. 231, passed 02- 09 -06, Ord. 239, passed 12- 14 -06)
Title X: 1040 -13
District Regulations
August 24, 2009
This page left intentionally blank.
Title X: 1040 -14
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April, 7. Z44NIay 5, 2011
1040.030 — Rural Residential District MR)
Subd. 1. Purpose. The purpose of this district is to provide large lots for single family
homes and hobby farms. The district is intended to preserve Corcoran's rural
character and its identity as a unique community within the Twin Cities
metropolitan area. This district allows residential and agricultural uses that will
preserve the rural nature of Corcoran and directly related, complementary uses.
Municipal services (sanitary sewer and municipal water) will not be available in
these areas.
Subd. 2. Permitted Uses.
A. Agriculture and Tree Farms.
B. Daye ifeDay Care Facilities, state licensed, as defined by statute.
C. Dwelling, single family detached.
D. Seasonal Produce Stands.
E. Parks, playgrounds, trails, other recreational facilities of a non - commercial
nature and directly related buildings and structures.
6 _Residential facilities in a single family detached dwelling, serving 6 or
fewer individuals and licensed by the State.
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
other petinitted uses.
C. Daye areDa�LCare Facilities, county licensed, 12 or fewer individuals.
D. Fences as regulated by Section 1060 (Performance Standards) of this chapter.
Title X: 1040 -15
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
E. Allowed Home Occupations as regulated by Section 1030.100 (Home
Occupations) of this chapter.
F. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code.
G. Play and recreational facilities, including swimming pools and tennis courts,
for use of the property owner and guests.
H. Signs as regulated by the City Code.
I. Temporary trailers and construction equipment for the duration of
construction only where temporary lavatories are provided in compliance with
City and State requirements.
Subd. 4. Conditional Uses: The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited below for a specific use:
A. Cemeteries and Memorial Gardens .
B. Commercial Riding Stables, subject to Chapter 81 of the City Code.
C. Greenhouses and Nurseries, subject to the following:
1. When abutting a residential use or district, the property shall be screened
and landscaped in accordance with this Chapter. All structures shall be set
back at least 100 feet from any residential property line.
2. On -site storage and use of pesticides and fertilizers shall meet the
standards of the Minnesota Department of Agriculture.
3. Adequate off - street parking is provided on an improved surface as
required by this ordinance.
4. Adequate parking, loading and maneuvering areas shall be provided.
5. Loading areas are screened from adjacent residential uses.
6. Well and Septic Systems can be accommodated on site to serve the
proposed facility.
7. Not more than 30 percent of the site area shall be covered with buildings
or other structures.
8. Hours for retail sale of product to customers shall be limited to 7:00 a.m.
to 9:00 P.M.
Title X: 1040 -16
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44XIay 5, 2011
9. Lighting shall comply with all ordinance requirements. Furthermore, not
more than 25 percent of the ,greenhouse space may be lit at any time. If
more than 25 percent of the greenhouse spaces are to be lit at night, theX
shall be screened from residential properties by use of a retractable
curtain, landscaping, buildings or other methods to prevent light pollution,
including ski lg ow.
9-.10. The site complies with the minimum helot area standards for
the district.
4&11. Sale of accessory items shall be permitted, provided they do not
generate more than 20 percent of the sales (measured by retail value or
sales volume) for the business nor cover more than 10 percent of the site
area.
4-17712. At least 50 percent of the nursery stock to be sold on site must be
grown on site.
4-243. The provisions of Seetior 10.14(a) «(5)Section 1070.020 of this
ordinance are considered and satisfactorily met.
D. Living quarters, which are provided accessory to a principal agricultural use,
subject to the following:
1. The living quarters are not used as rental property.
2. A maximum of one such accessory dwelling shall be allowed.
3. There is a demonstrated need for such a facility for the permitted
agricultural use.
4. The farm includes a minimum of 30 acres.
5. The structure complies with all other Zoning Ordinance requirements.
Title X: 1040 -17
,U tuAiLs
9-.10. The site complies with the minimum helot area standards for
the district.
4&11. Sale of accessory items shall be permitted, provided they do not
generate more than 20 percent of the sales (measured by retail value or
sales volume) for the business nor cover more than 10 percent of the site
area.
4-17712. At least 50 percent of the nursery stock to be sold on site must be
grown on site.
4-243. The provisions of Seetior 10.14(a) «(5)Section 1070.020 of this
ordinance are considered and satisfactorily met.
D. Living quarters, which are provided accessory to a principal agricultural use,
subject to the following:
1. The living quarters are not used as rental property.
2. A maximum of one such accessory dwelling shall be allowed.
3. There is a demonstrated need for such a facility for the permitted
agricultural use.
4. The farm includes a minimum of 30 acres.
5. The structure complies with all other Zoning Ordinance requirements.
Title X: 1040 -17
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
I
E F—.Places of Worship /Assembly.
F. I4— Towers and Antennas as regulated by Section 1060.100
(Telecommunications Services) of the Zoning Ordinance.
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited below for a specific use:
A. Accessory Dwelling Unit, subject to the following:
1. Not more than one accessory dwelling unit shall be allowed on a single -
family detached lot.
2. An accessory dwelling unit shall be located in an existing single family
home or above an attached or detached garage that is accessory to a
single - family detached home.
3. An attached or detached accessory dwelling unit shall comply with the
same minimum building setback requirements as required for the living
portion of the principal dwelling unit.
4. An accessory dwelling unit shall be a clearly incidental and subordinate
use, the gross floor area of which shall not exceed the gross floor area of
the principal dwelling unit or 800 square feet, whichever is less.
5. Unless otherwise specified in this Subdivision, a detached accessory
dwelling unit shall be subject to the same regulations as provided for
under Section 1030 of this Chapter.
6. The exterior design of an accessory dwelling unit shall incorporate a
similar architectural style, roof pitch, colors, and materials as the principal
building on the lot.
7. The owner of the property shall reside in the principal dwelling unit or in
the accessory dwelling unit.
8. There shall be no separate ownership of the accessory dwelling unit.
9. In addition to the parking spaces required for the principal dwelling unit
on the lot, 2 off - street parking spaces shall be provided for an accessory
dwelling unit. Such accessory dwelling unit parking spaces shall not
Title X: 1040 -18
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
conflict with the principal dwelling unit parking spaces, and shall comply
with the requirements of this Chapter.
10. An accessory dwelling unit shall have a separate address from the
principal dwelling unit on the lot, and shall be identified with address
numbers.
11. The interim use permit shall expire if the principal use of the property
changes or the ownership of either the property or the principal use
changes.
12. The interim use permit shall be issued for 3 years in accordance with the
procedures outlined in Section 1070.030 of the Zoning Ordinance. Such
permits will be administratively reviewed every 3 years to ensure
compliance with conditions of approval and ordinance requirements for
accessory dwelling units. Interim uses found to be in compliance may be
extended by the Zoning Administrator for periods of up to 3 years each.
B. Temporary living quarters, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
C. Conditional Home Occupation License (CHOL) as allowed by Section
103 0. 100 (Home Occupations) of the Zoning Ordinance.
D. Commercial Kennel, subject to Chapter 81 of the City Code.
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Special Home Occupations as allowed by Section 1030.100 of this chapter.
Subd.7. Density Requirements. This section identifies the maximum number of
residential units or non - residential units that may be developed. The development
rights program is intended to preserve a rural residential environment with active
agri- businesses. Development rights shall be calculated based on the total lot area
and rounded to the nearest whole number. Development rights shall be as
recorded on the official City of Corcoran "Development Rights Map" on file at
City Hall.
A. Landowners shall be permitted one development right for each 10 acres of
land accessing onto a paved roadway.
B. Landowners shall be permitted one development right for each 30 acres of
land accessing onto a gravel road.
Title X: 1040 -19
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1. The existing farmstead or residence on properties accessing onto gravel
roads and eligible for Agricultural Preserve is exempt from the density
calculations in rural areas, if the farmstead or residence existed prior to
July 1, 1981 and the subject parcel is a minimum of 40 acres in size. The
minimum helot area may be reduced from 40 acres to 35 acres if the
parcel is a quarter - quarter parcel reduced from the standard 40 -acre
quarter - quarter parcel due to public road right -of -way or a perturbation in
the rectangular survey system.
C. Additional development rights may be granted to landowners that develop the
property as part of an Open Space Preservation plat, as permitted by the
Subdivision Regulations.
D. Except as otherwise approved as part of an Open Space Preservation Plat, no
lots or outlots shall be allowed to be created without development rights.
Subd. 8. Area Requirements: The following minimum requirements shall be met in the
RR district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts):
Minimum letlot area -afea
2.5 acres
is
Minimum lot width
200 feet
Minimum lot depth
300 feet
Structure Setbacks:
Front From Arterial Streets
50 feet
Front, From all other streets
50 feet
Front Porch < 120 square feet
40 feet
Side
25 feet
Rear
25 feet
Maximum Building Height
35 feet
Title X: 1040 -20
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
(Ord. 200, passed 07- 22 -04, Ord. 224, passed 10- 27 -05, Ord. 225, passed 11- 22 -05, Ord. 231, passed 02- 09 -06)
Title X: 1040 -21
.@MIN
J11
(Ord. 200, passed 07- 22 -04, Ord. 224, passed 10- 27 -05, Ord. 225, passed 11- 22 -05, Ord. 231, passed 02- 09 -06)
Title X: 1040 -21
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April, 7. Z44NIay 5, 2011
1040.040 — RSF -1 (Single Family Residential) Zoning District
Subd. 1. Purpose. The purpose of the RSF -1 district is to provide large, urban lots for
single family homes and directly related complementary uses. The district
includes existing neighborhoods that are currently served by private wells and
septic systems. New development within this district will be allowed only when a
full range of municipal services and facilities are available to serve the area. New
development is intended to create low- density residential areas and to preserve
and enhance transitional residential areas between lower and higher densities in
areas served by public utilities. Areas zoned RSF -1 are guided Low Density
Residential on the City's 2030 Comprehensive Plan.
Subd. 2. Permitted Uses.
A. Daye ifeDay Care Facilities, state licensed, as defined by statute.
B. Dwelling, single family detached.
C. Parks, playgrounds, trails, other recreational facilities of a non - commercial
nature and directly related buildings and structures.
■ . _ sera
E:D. Residential facilities in a single family detached dwelling, serving 6 or
fewer individuals and licensed by the State.
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
other petinitted uses.
C. DayCareDay Care Facilities, county licensed, 12 or fewer individuals.
D. Fences as regulated by Section 1060 (Performance Standards) of this chapter.
E. Allowed Home Occupations as regulated by Section 1030.100 (Home
Occupations) of this chapter.
Title X: 1040 -22
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
F. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code.
G. Play and recreational facilities, including swimming pools and tennis courts,
for use of the property owner and guests.
H. Signs as regulated by the City Code.
L Temporary trailers and construction equipment for the duration of
construction only where temporary lavatories are provided in compliance with
City and State requirements.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited below for a specific use:
A. Places of Worship /Assembly.
B. Residential Facility with seven to sixteen individuals, licensed by the State.
C. Educational facilities, K -12.
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited below for a specific use:
A. Accessory Dwelling Unit, subject to the following:
1. Not more than one accessory dwelling unit shall be allowed on a single -
family detached lot.
1. An accessory dwelling unit shall be located in an existing single family
home or above an attached or detached garage that is accessory to a
single - family detached home.
2. An attached or detached accessory dwelling unit shall comply with the
same minimum building setback requirements as required for the living
portion of the principal dwelling unit.
3. An accessory dwelling unit shall be a clearly incidental and subordinate
use, the gross floor area of which shall not exceed the gross floor area of
the principal dwelling unit or 800 square feet, whichever is less.
4. Unless otherwise specified in this Subdivision, a detached accessory
dwelling unit shall be subject to the same regulations as provided for
under Section 1030 of this Chapter.
Title X: 1040 -23
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44XIay 5, 2011
5. The exterior design of an accessory dwelling unit shall incorporate a
similar architectural style, roof pitch, colors, and materials as the principal
building on the lot.
6. The owner of the property shall reside in the principal dwelling unit or in
the accessory dwelling unit.
7. There shall be no separate ownership of the accessory dwelling unit.
8. In addition to the parking spaces required for the principal dwelling unit
on the lot, 2 off - street parking spaces shall be provided for an accessory
dwelling unit. Such accessory dwelling unit parking spaces shall not
conflict with the principal dwelling unit parking spaces, and shall comply
with the requirements of this Chapter.
9. An accessory dwelling unit shall have a separate address from the
principal dwelling unit on the lot, and shall be identified with address
numbers.
10. The interim use permit shall expire if the principal use of the property
changes or the ownership of either the property or the principal use
changes.
11. The interim use permit shall be issued for 3 years in accordance with the
procedures outlined in Section 1070.030 of the Zoning Ordinance. Such
permits will be administratively reviewed every 3 years to ensure
compliance with conditions of approval and ordinance requirements for
accessory dwelling units. Interim uses found to be in compliance may be
extended by the Zoning Administrator for periods of up to 3 years each.
B. Greenhouses and Nurseries, subject to the following:
a-.1.When abutting a residential use or district, the property shall be screened
and landscaped in accordance with this Chapter. All structures shall be set
back at least 100 feet from any residential property line.
b:2. On -site storage and use of pesticides and fertilizers shall meet the
standards of the Minnesota Department of Agriculture.
E3.Adequate off - street parking is provided on an improved surface as
required by this ordinance.
d-. 4. Adequate parking, loading and maneuvering areas shall be
provided.
Title X: 1040 -24
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
e.5.Loading areas are screened from adjacent residential uses.
6. Not more than 30 percent of the site area shall be covered with buildings
or other structures.
7. Hours for retail sale of product to customers shall be limited to 7:00 a.m.
to 9:00 P.M.
8. Lighting shall comply with all ordinance requirements. Furthermore, not
more than 25 percent of the greenhouse space may be lit at any time. If
more than 25 percent of the greenhouse spaces are to be lit at night, theX
shall be screened from residential properties by use of a retractable
curtain, landscaping, buildings or other methods to prevent light pollution,
including ski 1g ow.
49. The site complies with the minimum lei sizelot area standards for the
district.
j-10. Sale of accessory items shall be permitted, provided they do not
generate more than 20 percent of the sales (measured by retail value or
sales volume) for the business nor cover more than 10 percent of the site
area.
k-.l 1. At least 50 percent of the nursery stock to be sold on site must be
grown on site.
412. The provisions of Section 1070.020 of this
ordinance are considered and satisfactorily met.
C. Seasonal Produce Stands.
D. Conditional Home Occupation License (CHOL) as allowed by Section
103 0. 100 (Home Occupations) of the Zoning Ordinance.
Title X: 1040 -25
District Regulations
August 24, 2009
Subd. 6.
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Special Home Occupations as allowed by Section 1030.100 of this chapter.
C. .Temporary structures, subject to the standards in
Section 1030.040 (Temporary Structures) of the Zoning Ordinance.
D. Temporary real estate offices.
Title X: 1040 -26
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
Subd. 7. Area Requirements. The following minimum requirements shall be met in the
RSF -1 district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts):
Minimum be�Lot area
20,000 square feet
Minimum lot width
100 feet
Structure Setbacks:
Front, From Arterial Streets
50 feet
Front, From all other streets
40 feet
Front Porch < 120 square feet
30 feet
Side (living)
10 feet
Side (garage)*
5 feet
Rear
30 feet
Maximum Building Height
35 feet
*Minimum separation between structures on adjacent parcels shall be 15 feet.
Subd. 8 Design Requirements. Newly constructed single family homes shall be
constructed with the following design elements:
A. Front Elevation:
A,
Title X: 1040 -27
.�
MINIMUM
MINOR--
Subd. 8 Design Requirements. Newly constructed single family homes shall be
constructed with the following design elements:
A. Front Elevation:
A,
Title X: 1040 -27
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
J. elevation facing a street or park shall have a minimum of
50% comprised on natural material consisting of brick, stone, stucco,
hardi- board, redwood, cedar or other similar materials. A minimum of
two different materials is required, except that brick may be used on the
entire elevation.
2. I-Design of street and park fronting exterior elevations shall be
varied with a minimum of five different styles provided in the
development
3. Homes in proximity to each other shall not look alike in terms of
color of siding, accent and roofing materials. The home under
consideration will be compared to the two homes on each side and to the
three homes directly facing it.
B. Garages:
1. 2.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.
2. 3. Garage doors shall be architectural styled to match the exterior
design of the home.
C. Roof:
1. Architectural design roofing materials including composition,
wood shingles (including shake), concrete, clay, ceramic tile roofs or
residential steel roofing material with hidden fasteners are required on all
roofs.
2. 2. must be a minimum of 12 inches_
D. Side and Rear Facades:
Equal architectural treatment on all sides of the building (materials,
articulation, etc.) shall be used for all new residential construction when
located on or visible from an arterial road way or public park. Accenting
shall be accomplished by including accenting materials and design on all
Title X: 1040 -28
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
facades.
2. Each side elevation shall have at least one window or door opening.
3. A maximum of 18 inches of the foundation wall may be exposed on any
elevation.
(Ord. 211, passed 12- 21 -04, Ord. 225, passed 11- 22 -05)
Title X: 1040 -29
District Regulations
August 24, 2009
This page left intentionally blank.
Title X: 1040 -30
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April, 7. Z44XIay 5, 2011
1040:0411040.045 — RSF -2 (Single Family Residential) District
Subd. 1. Purpose. The purpose of the RSF -2 district is to provide urban sized lots for
single family homes and directly related complementary uses. New development
within this district will be allowed only when a full range of municipal services
and facilities are available to serve the area. New development is intended to
create low- density residential areas in a moderate helot areas to meet overall
density requirements and provide greater variety in the housing choices. Areas
zoned RSF -2 are guided Low Density of the City's 2030 Comprehensive Plan.
Subd. 2. Permitted Uses.
A. Daye ifeDay Care Facilities, state licensed, as defined by statute.
B. Dwelling, single family detached.
10�
C. Parks, playgrounds, trails, other recreational facilities of a non - commercial
nature and directly related buildings and structures.
&D. Residential facilities in a single family detached dwelling, serving 6 or
fewer individuals and licensed by the State.
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
other pemiitted uses.
C. DayCareDay Care Facilities, county licensed, 12 or fewer individuals.
D. Fences as regulated by Section 1060 (Performance Standards) of this chapter.
E. Allowed Home Occupations as regulated by Section 1030.100 (Home
Occupations) of this chapter.
F. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code.
Title X: 1040 -31
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
G. Play and recreational facilities, including swimming pools and tennis courts,
for use of the property owner and guests.
H. Signs as regulated by the City Code.
L Temporary trailers and construction equipment for the duration of
construction only where temporary lavatories are provided in compliance with
City and State requirements.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited below for a specific use:
A. Places of Worship /Assembly.
B. Residential Facility with seven to sixteen individuals, licensed by the State.
C. Educational facilities, K -12.
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited below for a specific use:
A. Accessory Dwelling Unit, subject to the following:
A-.1. Not more than one accessory dwelling unit shall be allowed on a single -
family detached lot.
B-.2. An accessory dwelling unit shall be located in an existing single family
home or above an attached or detached garage that is accessory to a single -
family detached home.
E3. An attached or detached accessory dwelling unit shall comply with the
same minimum building setback requirements as required for the living
portion of the principal dwelling unit.
D-4. An accessory dwelling unit shall be a clearly incidental and subordinate
use, the gross floor area of which shall not exceed the gross floor area of the
principal dwelling unit or 800 square feet, whichever is less.
L-5. Unless otherwise specified in this Subdivision, a detached accessory
dwelling unit shall be subject to the same regulations as provided for under
Section 1030 of this Chapter.
Title X: 1040 -32
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44XIay 5, 2011
F-. 6. The exterior design of an accessory dwelling unit shall incorporate a
similar architectural style, roof pitch, colors, and materials as the principal
building on the lot.
F�7. The owner of the property shall reside in the principal dwelling unit or in
the accessory dwelling unit.
H-. 8. There shall be no separate ownership of the accessory dwelling unit.
-1-.9. In addition to the parking spaces required for the principal dwelling unit on
the lot, 2 off - street parking spaces shall be provided for an accessory dwelling
unit. Such accessory dwelling unit parking spaces shall not conflict with the
principal dwelling unit parking spaces, and shall comply with the
requirements of this Chapter.
X10. An accessory dwelling unit shall have a separate address from the
principal dwelling unit on the lot, and shall be identified with address
numbers.
K-.11. The interim use permit shall expire if the principal use of the property
changes or the ownership of either the property or the principal use changes.
X12. The interim use permit shall be issued for 3 years in accordance with the
procedures outlined in Section 1070.030 of the Zoning Ordinance. Such
permits will be administratively reviewed every 3 years to ensure compliance
with conditions of approval and ordinance requirements for accessory
dwelling units. Interim uses found to be in compliance may be extended by
the Zoning Administrator for periods of up to 3 years each.
EB. Greenhouses and Nurseries, subject to the following:
1. When abutting a residential use or district, the property shall be screened and
landscaped in accordance with this Chapter. All structures shall be set back at
least 100 feet from any residential property line.
2. On -site storage and use of pesticides and fertilizers shall meet the standards of
the Minnesota Department of Agriculture.
3. Adequate off - street parking is provided on an improved surface as required by
this ordinance.
4. Adequate parking, loading and maneuvering areas shall be provided.
Title X: 1040 -33
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
5. Loading areas are screened from adjacent residential uses.
6. Not more than 30 percent of the site area shall be covered with buildings or
other structures.
7. Hours for retail sale of product to customers shall be limited to 7:00 a.m. to
9:00 p.m.
8. Lighting shall comply with all ordinance requirements. Furthermore, not
more than 25 percent of the greenhouse space may be lit at any time. If more
than 25 percent of the greenhouse spaces are to be lit at night, they shall be
screened from residential properties by use of a retractable curtain,
landscaping, buildings or other methods to prevent light pollution, including
sky lg ow.
9. The site complies with the minimum let sizelot area standards for the district.
10. Sale of accessory items shall be permitted, provided they do not generate
more than 20 percent of the sales (measured by retail value or sales volume)
for the business nor cover more than 10 percent of the site area.
11. At least 50 percent of the nursery stock to be sold on site must be grown on
site.
12. The provisions of Section 1070.020 of this ordinance are
considered and satisfactorily met.
D-.C. Seasonal Produce Stands.
L—D. Conditional Home Occupation License (CHOL) as allowed by Section
1030.100 (Home Occupations) of the Zoning Ordinance.
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Special Home Occupations as allowed by Section 1030.100 of this chapter.
Title X: 1040 -34
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
C. Tempafafy stmetufes.TeMporM structures, subject to the standards in
Section 1030.040 (Temporary Structures) of the Zoning Ordinance.
D. Temporary real estate offices.
Subd. 7. Area Requirements. The following minimum requirements shall be met in the
RSF -2 district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts):
Minimum Lot-,�Lot area
11,000 s - ft_.
Minimum lot width
80 feet
Structure Setbacks:
From Arterial Streets
50 feet
Front, From all other streets
20 feet
Front Porch (< 120 square feet)
15 feet
Front Per-eh
Side livin
10 feet
Side (garage * *
5 feet
Rear
30 feet
Maximum Building Height
35 feet
*Minimum separation between structures on adjacent parcels shall be 15 feet.
Title X: 1040 -35
1.tiv'
rNLb
■
Title X: 1040 -35
1.tiv'
Title X: 1040 -35
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
EA. Design Requirements.
All developments in RSF -2 shall follow the same Design Requirements as
listed in 1040.040 Subd 8.
Title X: 1040 -36
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
1040.046 — RSF -2A (Single Family Residential) Single Family Residential District
Subd. 1. Purpose. The purpose of the RSF -2A, Single - Family Residential District with
Lot Averaging is s to provide for development of low- density neighborhoods
served by municipal sewer and water, with vMing lot width and lot sizes to
accommodate natural topography of the site, preserve open space, natural features
and provide shared amenities on site with a variety of lot width and sizes that
support a greater variety in home design within a single development that is
served by municipal sewer and water. Areas zoned RSF -2A are ,guided Low
Density on the 2030 Comprehensive Plan.
Subd. 2. Permitted Uses. In addition to other uses sDecifically identified elsewhere in
this Title, the following are permitted uses in an RSF -2A District:
A. Uses permitted in the RSF -1 district.
Subd. 3. Accessory Uses. Uses such as those listed below that are customarily incidental
and clearly subordinate to the permitted or approved conditional uses:
A. Accessory uses permitted in the RSF -1 district.
Subd. 4. Conditional Uses. In addition to other uses specifically identified elsewhere in
this title, the following are conditional uses in an RSF -2A district and require a
conditional use permit based upon procedures set forth in and regulated bX
Section 1070.020 of this title.
A. Conditional Uses permitted in the RSF -1 district.
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited below for a specific use:
A. Interim Uses permitted in the RSF -1 district
Subd. 6. Lot Requirements. The following minimum requirements shall be observed in
an RSF -2A district subject to additional requirements, exceptions and
modifications set forth in this title:
A. Minimum lot requirements:
1. Lot Area: Minimum lot size shall be 11,000 square feet unless lot size
averaging procedure is utilized (see 3. below).
Title X: 1040 -37
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
2. Lot Size Averaging: The minimum lot size may be reduced for
developments that provide common amenities and areas that serve similar
purposes to private yards. These uses include the following_
a. Public or private open space (beyond that which is required
b. Increased park land dedication beyond the required park dedication
amount when land is required by the ordinance;
c. Expansion of existing open space or open space corridors and/or
linking open space corridors beyond borders of the site;
d. Preservation of existing natural resources and woodlands (as mapped
in the 2030 Comprehensive plan) beyond minimum net calculation or
required by ordinance;
e. Trails beyond minimum required by ordinance;
£ Recreational facilities, community center, pools or other on site
amenities which serve the entire development
3. Lot Size Averaging Procedure:
a. The total amount of land in the development devoted to private
residential lots and the land described in Subd. 6 above is divided by
the number of residential lots in the development to determine the
average lot size including extraordinary common features. This
calculated number shall meet or exceed 11,000 square feet although
individual residential lots may be reduced to as little as 8,500 square
feet.
b. The minimum lot size of individual residential lots may be reduced to
8,000 square feet (but maintaining the overall average of 11,000
square feet in 3.q.) the City Council determines that sufficient
elements of extraordinary quality are included such as the following_
i. Multiple development wide enhanced entry features including
but not limited to, monument signage with decorative lighting,
water feature and enhanced entry landscaping surrounding the
monument;
ii. Architectural detail beyond minimum requirements;
iii. Unique environmentally friendly development characteristics
or building techniques;
chniques;
Title X: 1040 -38
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
iv. Enhanced pedestrian scale and decorative street lightings
4. Density: The minimum net density shall be 3.0 units per net acre with a
maximum density of 5.0 units per net acre. When calculating net density
exclude from gross acres wetlands and water bodies, public park land
dedication if required by ordinance, and streets.
Subd. 7. General Standards for Approval.
A. A rezoning will be required for all RSF -2A development. The rezoning shall
be considered at the same time as a site plan review and or Preliminary or
Final Plat review. A rezoning to RSF -2A cannot be approved independentlX
of a development plan. The City may pprove the rezoning only if it finds
that the development satisfies all of the requirements in this section and all of
the following requirements.
B. The rezoning to RSF -2A is an effective treatment of the development
possibilities on the project site and the development plan provides for the
preservation or creation of unique amenities.
C. The rezoning to RSF -2A and associated development plan is prepared in a
manner that harmonizes with an existing or proposed development in the areas
surrounding the project including connections to natural resources, open space
and trails.
D. The RSF -2A rezoning and development plan, using a range of lot sizes,
provide better adaption to physical and aesthetic conditions of the site.
E. The RSF -2A rezoning and development plan provides a better mix of lot
sizes, house styles in an overall integrated design to achieve a higher qualitX
development.
Title X: 1040 -39
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 8 Area Requirements. The following minimum requirements shall be observed in
an RSF -2A district subject to additional requirements, exceptions and
modifications set forth in this title:
Lot Size
< 11,000 SF
Minimum lot width at setback
70 feet
Lot Size
L 11,000 SF
Minimum lot width at setback
80 feet
Minimum lot depth
110 feet
Structure Setback
Front from Arterial Streets
50 feet
Front, from all other streets
20 feet
Front Porch < 120 square feet
15 feet
Side (House)
10 feet
Side (Garage)*
5 feet
Rear
30 feet
Maximum Building Height
35 feet
*Minimum separation between structures on ad
iacent parcels shall be 15 feet.
Subd. 8 Design Requirements. All development in RSF -2A District shall follow the
same design requirements as listed in Section 1040.041, Subd 8.
Title X: 1040 -40
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. "" -iMay 5, 2011
1040.050 — RSF -3 (Single and Two - Family) District
Subd. 1. Purpose. The RSF -3 district is intended to provide for new single - family
neighborhoods with a helot area that is smaller than the City's traditional
single - family lot as well as directly related, complementary uses. This zoning
district is intended to be the primary single - family zoning district for future
residential developments. The smaller helot area will make efficient use of
the City's land supply and investment in public utilities and allow the City to
efficiently protect and preserve its natural resources such as wetlands and
woodlands. In addition, the smaller helot area will help the City meet its
density goal for new single - family homes. Single family homes, as well as two -
family dwellings are allowed in this district. New development within this district
will be allowed only when a full range of municipal services and facilities are
available to serve the area. Areas zoned RSF -3 are guided Low Density on the
City's 2030 Comprehensive plan. Development within this district is required at
a minimum density of 3.0 units per net acre up to a maximum of 5.0 units per
acre.
Subd. 2. Permitted Uses.
A. Daye weDg3LCare Facilities, state licensed, as defined by statute.
B. Dwelling, single family detached.
FAI&TAWAISTAWA
•
C. Parks, playgrounds, trails, other recreational facilities of a non - commercial
nature and directly related buildings and structures.
E—D. Residential facilities in a single family detached dwelling, serving 6 or
fewer individuals and licensed by the State.
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
B C. Dayear-eDay Care Facilities, county licensed, 12 or fewer individuals.
Title X: 1040 -41
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
ED. Fences as regulated by Section 1060 (Performance Standards) of this
chapter.
D-.E. Allowed Home Occupations as regulated by Section 1030.100 (Home
Occupations) of this chapter.
E-. F. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code.
lG. Play and recreational facilities, including swimming pools and tennis
courts, for use of the property owner and guests.
FAH. Signs as regulated by the City Code.
L Temporary trailers and construction equipment for the duration of
construction only where temporary lavatories are provided in compliance with
City and State requirements.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited below for a specific use:
A. DayeafeDay Care facilities accessory to educational facilities or Places of
Worship /Assembly.
B. Dwelling, two - family.
B-C. Educational facilities, K -12.
CL.D. Places of Worship /Assembly.
D-.E. Residential Facility with seven to sixteen individuals.
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited below for a specific use:
A. Accessory Dwelling Unit, subject to the following:
1. Not more than one accessory dwelling unit shall be allowed on a single -
family detached lot.
Title X: 1040 -42
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
2. An accessory dwelling unit shall be located in an existing single family
home or above an attached or detached garage that is accessory to a
single - family detached home.
3. An attached or detached accessory dwelling unit shall comply with the
same minimum building setback requirements as required for the living
portion of the principal dwelling unit.
4. An accessory dwelling unit shall be a clearly incidental and subordinate
use, the gross floor area of which shall not exceed the gross floor area of
the principal dwelling unit or 800 square feet, whichever is less.
5. Unless otherwise specified in this Subdivision, a detached accessory
dwelling unit shall be subject to the same regulations as provided for
under Section 1030 of this Chapter.
6. The exterior design of an accessory dwelling unit shall incorporate a
similar architectural style, roof pitch, colors, and materials as the principal
building on the lot.
7. The owner of the property shall reside in the principal dwelling unit or in
the accessory dwelling unit.
8. There shall be no separate ownership of the accessory dwelling unit.
9. In addition to the parking spaces required for the principal dwelling unit
on the lot, 2 off - street parking spaces shall be provided for an accessory
dwelling unit. Such accessory dwelling unit parking spaces shall not
conflict with the principal dwelling unit parking spaces, and shall comply
with the requirements of this Chapter.
10. An accessory dwelling unit shall have a separate address from the
principal dwelling unit on the lot, and shall be identified with address
numbers.
11. The interim use permit shall expire if the principal use of the property
changes or the ownership of either the property or the principal use
changes.
12. The interim use permit shall be issued for 3 years in accordance with the
procedures outlined in Section 1070.030 of the Zoning Ordinance. Such
permits will be administratively reviewed every 3 years to ensure
compliance with conditions of approval and ordinance requirements for
accessory dwelling units. Interim uses found to be in compliance may be
extended by the Zoning Administrator for periods of up to 3 years each.
Title X: 1040 -43
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44XIay 5, 2011
B. Conditional Home Occupation License (CHOL) as allowed by Section
1030.100 (Home Occupations) of the Zoning Ordinance.
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Special Home Occupations as allowed by Section 1030.100 of this chapter.
C. .Temporary structures, subject to the standards in
Section 1030.040 (Temporary Structures) of the Zoning Ordinance.
D. Temporary real estate offices.
Title X: 1040 -44
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
Subd. 7. Area Requirements: The following minimum requirements shall be met in the
RSF -3 district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts):
*Minimum separation between structures on adjacent parcels shall be 15 feet.
Single Family
Two - Family dwellings and
other uses
Minimum rLOt area
7,500 square feet
15,000 square feet
Minimum lot width
65 feet
100 feet
Structure Setbacks:
From Arterial Streets
50 feet
50 feet
Front, From all other streets
20 feet
25 feet
Front Porch (< 120 square
feet
15 feet
N/A
Side (living)
10 feet
10 feet
Side (garage)*
5 feet
5 feet
Rear
30 feet
25 feet
Maximum Building Height
35 feet
35 feet
*Minimum separation between structures on adjacent parcels shall be 15 feet.
A. Design Requirements.
All developments in RSF -3 shall follow the same Design Requirements as
listed in 1040.040 Subd 8.
Title X: 1040 -45
--p-p-11ill! 1111111111110
MINE
W1. WI
A. Design Requirements.
All developments in RSF -3 shall follow the same Design Requirements as
listed in 1040.040 Subd 8.
Title X: 1040 -45
11111 IN
W. NW11 WNW11 A. WIN .4 - ININNOWN,
A. Design Requirements.
All developments in RSF -3 shall follow the same Design Requirements as
listed in 1040.040 Subd 8.
Title X: 1040 -45
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
(Ord. 211, passed 12- 21 -04, Ord. 225, passed 11- 22 -05)
Title X: 1040 -46
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1040.060 RMF -1, MEDIUM DENSITY RESIDENTIAL DISTRICT
Subd. 1 - Purpose. The purpose of the RMF -1, Medium Density Residential District is to
allow a variety of housing types including single - family attached and detached
dwelling and multi - family to expand life cycle housing options with a minimum
net density of 6 units per acre and maximum net density of 8 units per acre. All let
s4elot areas in this district are intended to reflect the City's objective of promoting
efficient use of land and public utilities. Areas zoned RMF -1 are guided Medium
Density Residential on the 2030 Comprehensive Plan.
Subd. 2. Permitted Uses.
A. Day Care Facilities, state licensed, as defined by statute.
B. Dwelling, single family detached
C. B—.Dwelling, two - family;
D. C—.Dwelling, single - family attached with no more than six (6) dwelling units
per structure in a row (and no back to back townhome units)
E—DD eereatien p EParks, play rounds, trails, other recreational facilities
of a non - commercial nature and directly related buildings and structures.
Subd. 3 Accessory uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
B-.C. 1 FeDay Care Facilities, county licensed, 12 or fewer individuals
C—D. Fences as regulated by section 1060 (Performance Standards) of this
chapter.
D-.E. Allowed Home Occupations as regulated by Section 1030.100 (Home
Occupations) of this chapter.
lF. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code.
lG. Play and recreational facilities, including swimming pools and tennis
courts, for use of the property owner and guests.
FAH. Signs as regulated by the City Code.
Title X: 1040 -47
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
L Temporary trailers and construction equipment for the duration of
construction only where temporary lavatories are provided in compliance with
City and State requirements.
Subd 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited below for a specific use:
A. Da-ye
w4esDay Care facilities accessory to educational facilities or Places of
Worship /Assembly.
B. Dwelling, senior (age - restricted)
C. Dwelling, Multiple Family
D. Educational facilities, K -12.
E. Places of Worship /Assembly
F. Residential Facility with seven to sixteen individuals
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited below for a specific use:
A. Accessory Dwelling Unit for Single Family Detached Homes, subject to the
following:
1. Not more than one accessory dwelling unit shall be allowed on a single -
family detached lot.
2. An accessory dwelling unit shall be located in an existing single family
home or above an attached or detached garage that is accessory to a
single - family detached home.
3. An attached or detached accessory dwelling unit shall comply with the
same minimum building setback requirements as required for the living
portion of the principal dwelling unit.
4. An accessory dwelling unit shall be a clearly incidental and subordinate
use, the gross floor area of which shall not exceed the gross floor area of
the principal dwelling unit or 800 square feet, whichever is less.
Title X: 1040 -48
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
5. Unless otherwise specified in this Subdivision, a detached accessory
dwelling unit shall be subject to the same regulations as provided for
under Section 1030 of this Chapter.
6. The exterior design of an accessory dwelling unit shall incorporate a
similar architectural style, roof pitch, colors, and materials as the principal
building on the lot.
7. The owner of the property shall reside in the principal dwelling unit or in
the accessory dwelling unit.
8. There shall be no separate ownership of the accessory dwelling unit.
9. In addition to the parking spaces required for the principal dwelling unit
on the lot, 2 off - street parking spaces shall be provided for an accessory
dwelling unit. Such accessory dwelling unit parking spaces shall not
conflict with the principal dwelling unit parking spaces, and shall comply
with the requirements of this Chapter.
10. An accessory dwelling unit shall have a separate address from the
principal dwelling unit on the lot, and shall be identified with address
numbers.
11. The interim use permit shall expire if the principal use of the property
changes or the ownership of either the property or the principal use
changes.
12. The interim use permit shall be issued for 3 years in accordance with the
procedures outlined in Section 1070.030 of the Zoning Ordinance. Such
permits will be administratively reviewed every 3 years to ensure
compliance with conditions of approval and ordinance requirements for
accessory dwelling units. Interim uses found to be in compliance may be
extended by the Zoning Administrator for periods of up to 3 years each.
B. Conditional Home Occupation License (CHOL) as allowed by Section
1030.100 (Home Occupations) of the Zoning Ordinance.
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Special Home Occupations as allowed by Section 1030.100 of this chapter.
C. .Temporary structures, subject to the standards in
Section 1030.040 (Temporary Structures) of the Zoning Ordinance.
Title X: 1040 -49
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
D. Temporary real estate offices.
�
13. Subd. 7 Area - �eira-iirem Lot - size, se , and height requrremeiizr.
Subd. 7. Area Requirements. The following minimum requirements shall be met in the
RMF -1 district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlav Districts):
** Internal: 20 feet between attached or multi-family principal structures separated by common area.
Title X: 1040 -50
Single Family
Townhome
Apartment /Condominium
Detached /Two
Family
Minimum Lot area
7,000 square
5,400 square feet
1 acre
feet /7,500 square
ep r unit
feet
Minimum lot width
70 feet /150 feet
n/a
100 feet
Structure Setbacks:
From Arterial
Streets
50 feet
50 feet
50 feet
Front, From all
other streets
25 feet
25 feet
25 feet
Front Porch ( <_
120 square feet
Side (living)**
10 feet
10 feet
30 feet
Rear
25 feet
25 feet
25 feet
Maximum Buildiniz
35 feet
35 feet
35 feet or three stories
Height
** Internal: 20 feet between attached or multi-family principal structures separated by common area.
Title X: 1040 -50
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Title X: 1040 -51
District Regulations
August 24, 2009
Subd. 8. Single and Two Family Design Requirements.
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
A. All single and two family developments in RMF -1 shall follow the same
Design Requirements as listed in 1040.040 Subd 8.
Subd. 9. Special Minimum Requirements for Attached Dwelling Units.
A. Unit Size: The following unit size shall apply:
Floor Area: Five hundred (500) square foot minimum floor area for
efficiency apartment units. Minimum eight hundred (800) square feet for a
one - bedroom unit plus one hundred (100) square feet for each additional
bedroom. Seven hundred (700) square foot minimum floor area for one -
bedroom apartment dwelling units in retirement housing developments,
plus one hundred (100) square feet for each additional bedroom. Garages,
breezeways and porch floor spaces shall not be credited in determining the
required floor area of units.
B. Unit Construction:
Subdivision Requests: Building elevations and floor plans shall be
furnished with subdivision requests illustrating exterior building material
and colors to demonstrate compliance of this title. Building floor plans
shall identify the interior storage space within each unit.
2. Decks Or-or Porches: Provision shall be made for possible decks, porches
or additions as part of the initial dwelling unit building plans. The unit lot
shall be configured and sized to include decks or porches.
Exterior Building Finish: The exterior of attached/townhome dwelling
units shall include a variation in building materials which are to be
distributed throughout the building facades and coordinated into the
architectural design of the structure to create an architecturally balanced
appearance. In addition, attached/townhome dwelling structures shall
comply with the following requirements:
a. A minimum of twenty five percent (25 %) of the combined area of all
building facades of a structure shall have an exterior finish of brick,
stucco and/or natural or artificial stone.
b. Except for brick, stucco, and/or natural or artificial stone, no single
Title X: 1040 -52
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44XIay 5, 2011
building facade shall have more than seventy five percent (75 %) of
one type of exterior finish.
c. Except for brick, stucco, and/or natural or artificial stone, no
townhome dwelling structure shall have more than sixty percent (60 %)
of all building facades of one type of exterior finish.
d. For the purpose of this section and material calculations:
i. The area of the building facade shall not include area devoted to
windows, entrance doors, garage doors, or roof areas.
ii. Variations in texture or style (i.e., lap siding versus shake shingle
siding) shall be considered as different materials meeting the
requirements of this section.
iii. Integral colored split face (rock face) concrete block or plain
concrete block shall not qualify for meeting the brick, stucco
and/or natural or artificial stone material requirements.
4. Color. Each attached /townhome building shall feature a broad array of
colors, including earth tones, muted natural colors found in surrounding
landscape or other colors consistent with the adjacent neighborhood.
Buildings in proximity to each other shall not look alike in terms of color
of siding, accent and roofing materials. The home or townhome building
under consideration will be compared to two homes or townhome
buildings on each side of it and to the three homes or town home buildings
directly facing it.
5. Facades and walls: Each attached/townhome dwelling unit shall be
articulated with projections, recesses, covered doorways, balconies,
covered box or bay windows or other similar features, dividing large
facades and walls into human scaled proportions similar to adjacent
single - family dwellings.
6. Roofs. Each attached /townhome building shall feature a combination of
primary and secondary roofs. Primary roofs shall be articulated by at least
one of the following elements:
a. Changes in place and elevation
b. Dormers or gables
Transitions to secondary roofs over entrances, garages, porches, bay
windows.
Title X: 1040 -53
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
7. Garages:
a. Each dwelling unit shall include an attached garage.
b. Garages shall comply with the following minimum size standards:
i. For dwellings with basements: Four hundred forty (440) square
feet.
ii. For dwellings without basements: Five hundred forty (540) square
feet.
iii. Garages shall be a minimum of twenty feet (20') in width.
Title X: 1040 -54
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1040. 065 RMF -2 Mixed Residential District.
Subd.l Purpose. The purpose of the RMF -2, Mixed Residential District is intended to
provide areas offering a variety of housing types, including single - family small lot
detached and attached dwellings and multi - family structures to retain the
environment and character of less intensive styles of higher density multiple -
family residence areas by establishing building and lot area requirements; to
broaden the choice of residential living styles and create opportunity for more
affordable homes and homes that address the needs of an aging population in a
more compact development pattern that makes the most efficient use of the City's
land supply and investment in public utilities. Areas zoned RMF -2 are guided
Mixed Residential Density on the City's 2030 Comprehensive Plan.
Development within this district is required at a minimum density of 8.0 units per
net acre up to a maximum of 10 units per acre.
Subd. 2 Permitted uses.
A. Day Care Facilities, state licensed, as defined by statute.
B_�Dwelling, single family detached
C_B— Dwelling, two - family;
D_B— Dwelling, single - family attached - 8 units per building maximum with
each unit having a separate entrance;
E. Dwelling, Senior (age restricted)
F. Dwelling Multiple Family
D. D,�N,ellings, Multiple Fami4y
G. E. Reereation „ cilities
of a non - commercial nature and directly related buildings and structures.
Subd. 3 Accessory uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
B C. DreDay Care Facilities, county licensed, 12 or fewer
ED. Fences as regulated by section 1060 (Performance Standards) of this
chapter.
Title X: 1040 -55
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
D-.E. Allowed Home Occupations as regulated by Section 1030.100 (Home
Occupations) of this chapter.
EiF_Keeping of Animals, subject to Chapter 81 (Animals) of the City Code.
F-.G. Play and recreational facilities, including swimming pools and tennis courts,
for use of the property owner and guests.
FAH. Signs as regulated by the City Code.
I. Temporary trailers and construction equipment for the duration of
construction only where temporary lavatories are provided in compliance
with City and State requirements.
Subd 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited below for a specific use:
A. DayeeDay
fiie� Care facilities accessory_ to educational facilities or Places of
Worship /Assembly.
B. Educational facilities, K -12.
C. Places of Worship /Assembly
D. Residential Facility with seven to sixteen individuals
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited below for a specific use:
A. Accessory Dwelling Unit for Single Family Detached Homes, subject to the
following:
1. Not more than one accessory dwelling unit shall be allowed on a single -
family detached lot.
2. An accessory dwelling unit shall be located in an existing single family
home or above an attached or detached garage that is accessory to a
single - family detached home.
Title X: 1040 -56
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
3. An attached or detached accessory dwelling unit shall comply with the
same minimum building setback requirements as required for the living
portion of the principal dwelling unit.
4. An accessory dwelling unit shall be a clearly incidental and subordinate
use, the gross floor area of which shall not exceed the gross floor area of
the principal dwelling unit or 800 square feet, whichever is less.
5. Unless otherwise specified in this Subdivision, a detached accessory
dwelling unit shall be subject to the same regulations as provided for
under Section 1030 of this Chapter.
6. The exterior design of an accessory dwelling unit shall incorporate a
similar architectural style, roof pitch, colors, and materials as the
principal building on the lot.
7. The owner of the property shall reside in the principal dwelling unit or
in the accessory dwelling unit.
8. There shall be no separate ownership of the accessory dwelling unit.
9. In addition to the parking spaces required for the principal dwelling unit
on the lot, 2 off - street parking spaces shall be provided for an accessory
dwelling unit. Such accessory dwelling unit parking spaces shall not
conflict with the principal dwelling unit parking spaces, and shall
comply with the requirements of this Chapter.
10. An accessory dwelling unit shall have a separate address from the
principal dwelling unit on the lot, and shall be identified with address
numbers.
11. The interim use permit shall expire if the principal use of the property
changes or the ownership of either the property or the principal use
changes.
12. The interim use permit shall be issued for 3 years in accordance with the
procedures outlined in Section 1070.030 of the Zoning Ordinance. Such
permits will be administratively reviewed every 3 years to ensure
compliance with conditions of approval and ordinance requirements for
accessory dwelling units. Interim uses found to be in compliance may
be extended by the Zoning Administrator for periods of up to 3 years
each.
B. Conditional Home Occupation License (CHOL) as allowed by Section
103 0. 100 (Home Occupations) of the Zoning Ordinance.
Title X: 1040 -57
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Special Home Occupations as allowed by Section 1030.100 of this chapter.
C. ,Temporary structures, subject to the standards in
Section 1030.040 (Temporary Structures) of the Zoning Ordinance.
D. Temporary real estate offices.
Subd. 7. Area Requirements. The following minimum requirements shall be met in the
RMF -2 district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts
* Internal: 20 feet between attached or multi- family principal structures separated by common area.
• IM It, MMM RM-00-9
Title X: 1040 -58
Single Family
Detached /Two
Fam—ill
Townhome
Apartment /Condominium
Minimum Lot area
6,000 square
5,000 square
1 acre
feet /7,000
square feet
feet per unit
Minimum lot width
60 feet /120
n/a
100 feet
feet
Structure Setbacks:
From Arterial
Streets
50 feet
50 feet
50 feet
Front, From
all other
streets
25 feet
25 feet
25 feet
Front Porch
(< 120 square
feet
Side*
10 feet
10 feet
30 feet
Rear
25 feet
25 feet
25 feet
Maximum Building
35 feet
35 feet
35 feet or three stories
Height
* Internal: 20 feet between attached or multi- family principal structures separated by common area.
• IM It, MMM RM-00-9
Title X: 1040 -58
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
AAA
Title X: 1040 -59
1=0
Title X: 1040 -59
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
WINUN, Z-;,;
Subd. 8. Single and Two Family Design Requirements.
A. All single and two family developments in RMF -2 shall follow the same
Design Requirements as listed in 1040.040 Subd 8.
Subd. 9. Special Minimum Requirements for Attached Dwelling Units.
A. All attached dwelling unit developments in RMF -2 shall follow the same
Design Requirements as listed in 1040.060, Subd 9 (RMF -1 Design
Requirements).
Title X: 1040 -60
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1040.070 — RMF -3 (High Density Residential) District
Subd. 1. Purpose. The RMF -3 district allows for the development of high density
multiple - family uses such as townhomes and apartments where municipal sewer
and water is available. This district addresses the need for life cycle housing by
offering an alternative to single family detached housing with a required
minimum density of 10 units per net acre or greater. Areas zoned RMF -3 are
guided High Density Residential on the 2030 Comprehensive Plan.
Subd. 2. Permitted Uses.
A. Da-ye weDay Care Facilities, state licensed, as defined by statute.
B. Dwelling, Senior (age- restricted)
C. Dwelling, Multiple Fami1X
•
D. Reer -e do , DublieParks, playgrounds, trails, other recreational facilities of a
non - commercial nature and directly related buildings and structures. -_
E. Residential facilities in a single family detached dwelling, serving 6 or fewer
individuals and licensed by the State.
F. Townhomes.
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
B—.C. Dayear-eDay Care Facilities, county licensed, 12 or fewer individuals.
C—.D. Fences as regulated by Section 1060 (Performance Standards) of this
chapter.
D-.E. Allowed Home Occupations as regulated by Section 1030.100 (Home
Occupations) of this chapter.
lF_ Keeping of Animals, subject to Chapter 81 (Animals) of the City Code.
Title X: 1040 -61
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
lG. Play and recreational facilities, including swimming pools and tennis
courts, for use of the property owner and guests.
FAH. Signs as regulated by the City Code.
L Temporary trailers and construction equipment for the duration of
construction only where temporary lavatories are provided in compliance
with City and State requirements.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited below for a specific use:
A. D a-y eeDa Da
Care facilities accessory to educational facilities or Places of
Worship /Assembly.
B. Educational facilities, K -12.
C. Places of Worship /Assembly.
D. Residential Facility with seven to sixteen individuals.
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited below for a specific use:
A. Conditional Home Occupation License (CHOL) as allowed by Section
1030.100 (Home Occupations) of the Zoning Ordinance.
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Special Home Occupations as allowed by Section 1030.100 of this chapter.
C. Temporary stfuetures.TeMporgy structures, subject to the standards in
Section 1030.040 (Temporary Structures) of the Zoning Ordinance.
Title X: 1040 -62
District Regulations
August 24, 2009
D. Temporary real estate offices.
Title X: 1040 -63
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 7. Area Requirements. The following minimum requirements shall be met in the
RMF -3 district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts):
Minimum Base L-&�Lot area
1 acre
Minimum Base Lot Width
150 feet
Structure Setbacks:
From Arterial Streets
50 feet
Front, From all other streets
50 feet
Side
25 feet
Rear
25 feet
Maximum Building Height
35 feet or three stories
Subd. 8. Special Minimum Requirements for Multi - Family Residential Developments.
A. Unit Size: Floor Area: Five hundred (500) square foot minimum floor area for
efficiency apartment units. Minimum eight hundred (800) square feet for a
one - bedroom unit plus one hundred (100) square feet for each additional
bedroom. Seven hundred (700) square foot minimum floor area for one-
bedroom apartment dwelling units in retirement housing developments, plus
one hundred (100) square feet for each additional bedroom. Garages,
breezeways and porch floor spaces shall not be credited in determining the
required floor area of units
B. Parking: The design and maintenance of off street parking areas and the
required number of parking spaces shall be in accordance with Section
1060.060 of this title. Private driveways for garages in townhouse
developments shall be a minimum of twenty feet (20') in length to allow
vehicle parking on the driveway.
C. Trash Handling and Recycling: All trash, recyclable materials, and trash and
recyclable materials handling equipment shall be stored within the principal
structure, totally screened from public view by the principal building, or
stored within an accessory structure constructed of building materials
compatible with the principal structure, enclosed by a roof, and readily served
through swinging doors.
D. On Site Screening: All mechanical equipment, utility meters, storage and
service areas and similar features shall be completely screened from the eye
level view from adjacent properties and public streets, or designed to be
compatible with the architectural treatment of the principal structure.
E. Building Design and Materials - Multi- family (stacked): All buildings shall be
designed to accomplish the goals and policies of the comprehensive plan.
Building materials shall be attractive in appearance, durable, and of a quality
which is both compatible with adjacent structures and consistent with the
Title X: 1040 -64
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August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
city's standards for the district in which it is located. All buildings shall be of
good aesthetic and architectural quality, as demonstrated by the inclusion of
elements such as accent materials, entrance and window treatments,
contrasting colors, irregular building shapes and rooflines, or other
architectural features in the overall architectural concept.
1. Major exterior surfaces on all walls facing a public street, park or open
space shall include a minimum of fifty percent (50 %) of the combined
area of all building facades of a structure shall contain following permitted
major exterior materials: face brick (glazed or unglazed), clay faced tile,
stone masonry (granite, limestone, marble, slate, sandstone, or quartzite).
2. Accent materials may ;„include: finished texture stucco (cement or
synthetic), exterior finished wood siding (painted, stained, or weather
sealed), exterior finished metal siding (not including sheet metal of any
kind), exterior finished vinyl siding or fiber cement siding in lap or panel
design (color impregnated or painted). Panel seam lines shall be
architecturally integrated into the building design so that they are not
visible. Seam lines can either be filled, covered with accent material or
some other method to make seam lines invisible. Accenting materials and
design shall be included on all facades.
3. All building and roofing materials shall meet current accepted industry
standards, and tolerances, and shall be subject to review and approval by
the city for quality, durability, and aesthetic appeal. The applicant shall
submit to the city product samples, color building elevations, and
associated drawings which illustrate the construction techniques to be used
in the installation of such materials.
4. If complementary building styles, materials, and color schemes are
proposed for a development, the developer shall submit to the city a plan
showing the distribution of the styles, materials, and colors throughout the
development.
5. All townhome designs shall comply with the standards in Section 1040
Subd 9 (RMF -1 Design Requirements).
F. Parking Lot Screening:
1_The light from automobile headlights and other sources shall be screened
whenever it may be directed onto residential windows.
2. When required parking areas abut any residential district, the edge nearest
the lot line shall be completely screened to a height of at least three and
one -half feet (31/2') above the parking grade. Such screening shall either be
Title X: 1040 -65
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August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
constructed of durable building materials designed in harmony with the
principal structure or accomplished through use of earth mounds and/or
landscape materials as approved.
3. When the design of the site is such that parking occurs in the front yard, a
minimum of ten feet (10') landscaped area shall be provided between
parking and building, in addition to the required setbacks.
G. Recreational Facilities: On site recreational facilities, such as swimming
pools, tennis courts, play equipment, walking trails, gardens, and basketball
courts, that are suitable for the projected population of the development shall
be provided when the nearest public park is more than one -half (1/2) mile or
across a thoroughfare or arterial roadway from the development.
H. Common Areas. The following minimum requirements shall be observed in
the RMF -3 district governing common areas:
1. Ownership: All common areas within an RMF -3 development not
dedicated to the public including, but not limited to, open space,
driveways, private drives, parking areas, play areas, etc., shall be owned in
one of the following manners:
a. Condominium ownership pursuant to Minnesota statutes 515A.1 -106.
b. Twinhome, townhome subdivision common areas shall be owned by
the owners of each unit lot, with each owner of a unit having an equal
and undivided interest in the common area.
2. Homeowners' Association: A homeowners' association shall be established
for all townhome developments within the RM district, subject to review
and approval of the city attorney, and shall be responsible for all exterior
building maintenance, approval of any exterior architectural
modifications, landscaping, snow clearing and regular maintenance of
private driveways and other areas owned in common when there is more
than one individual property owner having interest within the
development.
(Ord. 211, passed 12- 21 -04, Ord. 225, passed 11- 22 -05)
Title X: 1040 -66
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1040.080 — MP (Manufactured Home Park
Subd. 1. Purpose. The MP District provides for manufactured home parks including
manufactured single family housing units, offices for administration of the park,
recreational buildings and structures, storm shelters, and other directly related
complementary uses are allowed in accordance with the performance standards
outlined in this section.
Subd. 2. Permitted Uses.
A. Manufactured homes.
B. Parks, playgrounds, trails, other recreational facilities of a non- commercial
nature and directly related buildings and structures.
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
B C. DayeaeDay Care Facilities, county licensed, 12 or fewer individuals.
C—.D. Allowed Home Occupations as regulated by Section 1030.100 (Home
Occupations) of this chapter.
1}E. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code.
lF. Private recreational facilities.
.-7G. .Signs as regulated by the City Code.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited below for a specific use:
A. None.
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited below for a specific use:
Title X: 1040 -67
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
A. Conditional Home Occupation License (CHOL) as allowed by Section
1030.100 (Home Occupations) of the Zoning Ordinance.
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Special Home Occupations as allowed by Section 1030.100 of this chapter.
Subd. 7. Area Requirements. The following minimum requirements shall be met in the
MP district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts):
Minimum Park Area
30 acres
Minimum Park Width
600 feet
Minimum Individual Lot SizeLot area
7,200 square feet
Minimum Lot Width
65 feet
Minimum Lot Depth
110 feet
Maximum Density
4 units per acre
Minimum/Maximum Number of Lots
100/300
Setbacks:
Front
25 feet
Side
10 feet
Rear
10 feet
Setback from Perimeter of Park
25 feet
Maximum Building Height
25 feet or one story, whichever is less
Maximum Building Coverage
25 percent
Subd. 8. Performance Standards.
A. A central community building shall be provided and shall include the
following features:
1. Laundry facilities with washers and dryers.
2. Public toilets and lavatories.
3. Heating and cooling equipment must be maintained in good operating
order.
4. The building shall be maintained in a safe, sanitary and clean condition.
B. Tornado shelter facilities must be provided and adequately sized to safely
accommodate all occupants.
Title X: 1040 -68
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
C. At least 10 percent of the total manufactured home park shall be dedicated as
private recreational space. Such space shall be provided and maintained at the
owner's expense.
D. Sidewalks must be provided on both sides of all streets.
E. Upgrading. Prior to locating a manufactured home housing unit constructed
prior to July 1, 1972, on a lot within a manufactured home park within the
City, said unit shall be upgraded to current life safety codes and subject to the
approval of the Building Official.
F. Maintenance. All land within the park shall be adequately drained,
landscaped to control dust and kept free from refuse, garbage, rubbish or
debris.
G. Outdoor Camping. There shall not be outdoor camping anywhere in a
manufactured home park.
H. Public Access. Public access to manufactured housing parks shall be as
approved by the City.
I. Foundation Enclosure. The area beneath a manufactured home shall be
enclosed except that such enclosure must have access for inspection.
I Building Permit.
1. All structures (fences, storage, decks, etc.) shall require a building permit
from the Building Official. Fences shall be prohibited on individual
manufactured home lots.
2. Prior to a manufactured home being moved into a lot, the owner shall
apply for and obtain a building permit for the (foundation) blocking to
State Code and a permit for connection to public sewer and water. The
application for permits shall be accompanied by a site plan, drawn to
scale, detailing the unit placement, accessory structures and setbacks.
K. Building Requirements.
1. Each manufactured home site must be provided with anchors and tie
downs, such as cast in place concrete foundations, screw augers,
arrowhead anchors or other devices to provide stability for the home.
2. Anchors and tie downs shall be placed at each corner of the home and
each anchor shall be able to sustain a minimum tensile force of 2,800
pounds.
Title X: 1040 -69
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
3. Building Type and Construction. Any building addition shall either be
manufactured or custom built of materials that are consistent or
compatible to the design of the principal building. "Compatible" means
that the exterior appearance of an accessory building is not at variance
with the principal building from an aesthetic and architectural standpoint
to cause:
a. A difference to a degree to cause incongruity with the principal
building.
b. A deviation from the general character of the neighborhood.
c. A depreciation of neighborhood values or adjacent property values.
d. A nuisance. Types of nuisance characteristics include, but are not
limited to noise, dust, odors, glare and unsightly building exterior.
L. Parking.
1. Each manufactured home site shall have off - street parking spaces for two
passenger vehicles.
2. Parking must be located at least 15 feet from any home.
3. All parking spaces shall be hard surfaced according to specifications
established by the City.
M. Utilities.
1. Homes must be served by both central or individual water and on -site
sanitary sewer system approved by the State.
2. If municipal sewer and water is available, the Manufactured home Park
may connect to the municipal system. The owner shall pay any required
sewer and water connection fees to the City.
3. The City must approve surface water and storm water management plans.
4. The City must approve all utility systems and connections.
5. The source of fuel for cooking, heating or other purposes at each
manufactured home site shall be as approved by the City.
6. All utilities shall be underground; there shall be no overhead wires or
supporting poles except those essential for street or other lighting
purposes.
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August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
7. No obstruction shall be permitted that impedes the inspection of plumbing,
electrical facilities, and related manufactured home equipment.
8. The City must approve the method of garbage, waste, and trash disposal.
9. The owner shall pay inspection and testing fees for utility service to the
City.
N. Internal Roads and Streets
1. Roads shall be hard surfaced as approved by the City.
2. All streets shall be private streets and shall be developed with a roadbed of
not less than 60 feet in width and shall meet City design specifications.
3. Curb and gutter shall be provided on all streets to direct drainage away
from homes.
4. The park shall have a street lighting plan approved by the City.
O. Landscaping. A landscape screen meeting the requirements of Section
1060.060 of this chapter shall be installed and maintained around the entire
perimeter of each manufactured home park.
P. Lighting. Lights must be maintained in all community buildings during all
hours of darkness. The manufactured home park grounds shall be lighted as
approved by the City from sunset to sunrise.
Q. Storage.
1. Enclosed storage lockers containing a minimum of 40 square feet shall be
located adjacent to each home.
2. Each Manufactured home Park shall have a minimum of 5,000 square feet
of dead storage for each 50 home sites. Such areas shall be conveniently
located and equipped with security fencing.
3. No more than two vehicles may be stored on site for a period of more than
48 hours. No vehicles without a current license shall be allowed within
the park.
4. All boats, trailers, snowmobiles, recreational vehicles and other equipment
not stored within the manufactured home, storage locker or dead storage
area and shall not be stored on the site or on streets within the
Manufactured Home Park.
Title X: 1040 -71
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August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
R. Fire Protection.
1. Cooking shelters, barbeque pits, fireplaces, wood - burning stoves and
incinerators shall be located, constructed, maintained and used to
minimize fire hazards and smoke. No open fire shall be left unattended.
No fuel shall be used and no material burned which emits dense smoke or
objectionable odors.
2. Manufactured home parks shall be kept free of litter, rubbish and other
flammable materials.
3. Portable fire extinguishers rated for Class A, B and C fires shall be kept
visible in community buildings and public spaces. The extinguishers shall
be readily accessible for use by all occupants and shall be maintained in
good operating condition. Capacity shall be not less than 2.5 gallons or 5
pounds of carbon dioxide for Class A and 10 pounds of dry powder for
Class B and C extinguishers.
4. Design and placement of fire hydrants throughout the Park shall be as
approved by the Fire Chief to ensure adequate fire protection.
S. Registration. It shall be the duty of the operator of the Park to maintain a
current record of all manufactured homeowners and occupants located within
the park. The register shall be available for inspection at all times by
authorized City, County or State officials whose duty requires acquisition of
the information contained in the register. The records must be maintained at
least 3 years after the date of departure of a registrant from the park. The
register shall contain the following information:
1. The name and address of each manufactured home occupant.
2. The name and address of the owner of each manufactured home.
3. The make, model, year and license number of each manufactured home.
4. The state, territory or county issuing such license.
5. The date of arrival and departure of each manufactured home.
6. The number and type of motor vehicles of residents in the park.
T. Maintenance. The operator of any manufactured home park, or a duly
authorized attendance and/or caretaker shall be responsible at all times for
keeping the manufactured home park, its facilities and equipment, in a clean,
orderly, operable, and sanitary condition. The attendant or caretaker shall be
Title X: 1040 -72
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August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
answerable, along with said operator, for the violation of any provisions of
these regulations to which said operator is subject.
(Ord. 211, passed 12- 21 -04)
Title X: 1040 -73
District Regulations
August 24, 2009
1040.090 — CR (Rural Commercial)
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 1. - Purpose. This district is the existing Burschville area located at the intersection
of County Road 19 and County Road 10. The intent of this district to provide a
mix of neighborhood commercial uses and rural industrial, such as contractor's
yards and similar uses that do not require municipal water or sanitary sewer
services. Municipal sewer and water will not be provided in this area.
Subd. 2. Permitted Uses.
A. Automobile Retail (tires, batteries, etc. No body work or repair
work A „A,,,,, ,l,;t ° °t°;t (tires, >, °tt°,; °s
,
B. Day Care Facilities, state licensed, as defined by statute.
C. Day Care, Commercial.
INTM FAI&TAWATOTAWA
&D. Government and public utilities buildings and structures.
F-. E. Offices, medical and professional.
F. Retai Sefviee uses of ° milar tur-- Retail ,goods and service uses of a
similar nature.
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited for a specific use:
A. Adult Entertainment Business, subject to Chapter 113 of the City Code.
B. Commercial Kennels, subject to Chapter 81 of the City Code.
C. Commercial recreation and entertainment (not to exceed 5,000 square feet).
D. Contractors Operations.
Title X: 1040 -74
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
E. Greenhouses and Nurseries, subject to the following:
1. When abutting a residential use or district, the property shall be screened
and landscaped in accordance with this Chapter. All structures shall be set
back at least 100 feet from any residential property line.
2. On -site storage and use of pesticides and fertilizers shall meet the
standards of the Minnesota Department of Agriculture.
3. Adequate off - street parking is provided on an improved surface as
required by this ordinance.
4. Adequate parking, loading and maneuvering areas shall be provided.
5. Loading areas are screened from adjacent residential uses.
6. Well and Septic Systems can be accommodated on site to serve the
proposed facility.
7. Not more than 30 percent of the site area shall be covered with buildings
or other structures.
8. Hours for retail sale of product to customers shall be limited to 7:00 a.m.
to 9:00 P.M.
9. Lighting shall comply with all ordinance requirements. Furthermore, not
more than 25 percent of the greenhouse space may be lit at any time. If
more than 25 percent of the greenhouse spaces are to be lit at night, they
shall be screened from residential properties by use of a retractable
curtain, landscaping, buildings or other methods to prevent light pollution,
including sky glow.
10. The site complies with the minimum lei sizelot area standards for the
district.
Title X: 1040 -75
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
11. Sale of accessory items shall be permitted, provided they do not generate
more than 20 percent of the sales (measured by retail value or sales
volume) for the business nor cover more than 10 percent of the site area.
12. At least 50 percent of the nursery stock to be sold on site must be grown
on site.
13. The provisions of Section 1070.020 of this ordinance
are considered and satisfactorily met.
F. Tabor- tefies,Laboratories /research facilities.
G r uffibe,. vafds.Lumber ,yards /building material sales.
H. Mini Storage /Self Storage Facilities.
1. Units are to be used for dead storage only. Units are not to be used for
retailing, auto repair, human habitation, or any commercial activity, except
as allowed by this section.
2. Combining office and /or retail space with a self - service storage facility
may be allowed by Conditional Use Permit.
3. Storage of hazardous or flammable materials is prohibited.
4. No exterior storage is allowed.
5. The facility shall be secured by either the walls of the structure and /or
fencing. All doors on the units shall face inward and away from the street
and property lines.
6. An on -site manager is allowed only where adequate sanitary facilities are
provided, either through use of a septic system or through connection to
the public sanitary sewer system. Use of portable sanitary facilities does
not fulfill this requirement.
I. Motor Fuel Stations.
1. That the proximate area and location of space devoted to non - automotive
merchandise sales shall be specified in the application and in the
conditional use permit. Exterior sales or storage shall be only as allowed
by the conditional use permit.
2. The off - street loading space(s) and building access for delivery of goods
shall be separate from customer parking and entrances and shall not cause
conflicts with customer vehicles and pedestrian movements.
Title X: 1040 -76
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
3. Motor fuel facilities shall be installed in accordance with State and City
standards. Additionally, adequate space shall be provided to access gas
pumps and to allow maneuverability around the pumps. Underground fuel
storage tanks are to be positioned to allow adequate access by motor fuel
transports and unloading operations which do not conflict with circulation,
access and other activities on the site. Fuel pumps shall be installed on
pump islands.
4. All buildings, canopies, and pump islands shall be located to comply with
the minimum setback requirements of the zoning district in which they are
located.
5. All canopy lighting for motor fuel station pump islands shall be recessed
or shielded to provide a 90- degree cutoff. Illumination levels for pump
islands shall not exceed 30 -foot candles.
6. Litter Control. The operation shall be responsible for litter control within
300 feet of the premises and litter control is to occur on a daily basis.
Trash receptacles must be provided at a convenient location on site to
facilitate litter control.
J. Motor Vehicle, Boat or Equipment Repair.
1. All servicing of vehicles and equipment shall occur entirely within the
principal structure.
2. To the extent required by State law and regulations, painting shall be
conducted in an approved paint booth, which thoroughly controls the
emission of fumes, dust, or other particulated matter.
3. Storage and use of all flammable materials, including liquid and rags, shall
conform with applicable provisions of the Minnesota Uniform Fire Code.
4. Parking, driveway, and circulation standards and requirements shall be
subject to the review and approval of the City and shall be based upon the
specific needs of the operation and shall accommodate large vehicle
equipment and semi - trailer /tractor trucks.
5. The storage of damaged vehicles and vehicle parts and accessory
equipment must be completely inside a principal or accessory building.
6. The sale of products other than those specifically mentioned in this
Section shall be subject to a separate conditional use permit
K. Motor Vehicle, Boats and Equipment Sales.
Title X: 1040 -77
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August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
1. All sales shall occur on one lot.
2. Parking areas for the outside storage and sale of vehicles, boats and
trailers, shall be on impervious surface, either bituminous, concrete, or
approved equivalent.
3. Interior concrete or asphalt curbs shall be constructed within the property
to separate driving and parking areas from landscaped areas. Interior
curbs shall be a nominal 6- inches in height or greater.
4. All areas of the property not devoted to buildings or parking areas shall be
landscaped in accordance with this ordinance.
5. Off - street parking shall be provided for customers and employees in
accordance with this ordinance.
6. Parking for sales display shall not be less than 9 feet wide by 18.5 feet in
length.
7. Display of motor vehicles, boats, and trailers for sale off the property of
their owner is prohibited unless authorized by Conditional Use Permit.
L. Open or outdoor services, sales and equipment rental.
M. Places of Worship /Assembly.
N. Towers and Antennas (freestanding) as regulated by Section 1060.100
(Telecommunications Services) of the Zoning Ordinance.
O. .Veterinary clinic, Animal
Hospital and related indoor kennel; and pet grooming,
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited for a specific use:
A. Accessory Dwelling Unit, subject to the following:
1. Not more than one accessory dwelling unit shall be allowed on a lot.
2. An accessory dwelling unit shall comply with the same minimum building
setback requirements as required for the principal structure and shall be
attached to the principal structure.
Title X: 1040 -78
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August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
3. An accessory dwelling unit shall be a clearly incidental and subordinate
use, the gross floor area of which shall not exceed the gross floor area of
the principal use or 800 square feet, whichever is less.
4. The exterior design of an accessory dwelling unit shall incorporate a
similar architectural style, roof pitch, colors, and materials as the principal
building on the lot,
5. The owner of the property or the property caretaker shall reside in the
principal dwelling unit or in the accessory dwelling unit.
6. There shall be no separate ownership of the accessory dwelling unit.
7. Rental of the accessory dwelling unit separate from the principal use is
prohibited.
8. In addition to the parking spaces required for the principal use on the lot, 2
off - street parking spaces shall be provided for an accessory dwelling unit.
Such accessory dwelling unit parking spaces shall not conflict with the
principal use parking spaces, and shall comply with the requirements of
this Chapter.
9. An accessory dwelling unit shall have a separate address from the
principal use on the lot, and shall be identified with address numbers.
10. The interim use permit shall expire if the principal use of the property
changes or the ownership of either the property or the principal use
changes.
11. The interim use permit shall be issued for 3 years in accordance with the
procedures outlined in Section 1070.030 of the Zoning Ordinance. Such
permits will be administratively reviewed every 3 years to ensure
compliance with conditions of approval and ordinance requirements for
accessory dwelling units. Interim uses found to be in compliance may be
extended by the Zoning Administrator for periods of up to 3 years each.
B. Temporary structures, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
Subd. 6. Uses by Administrative Permit.
A. Accessory buildings and structures for a use accessory to the principal
commercial or business use provided such structure does not exceed 30
percent of the gross floor space of the principal use.
B. Essential Services, as allowed by Section 1030.090.
Title X: 1040 -79
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August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
C. Seasonal Outdoor Retail Sales.
1. Seasonal outdoor retail sales shall not exceed a combined total of 120 days
in any 12 -month period. Outdoor retail sales shall not occupy an area
exceeding 10 percent of a lot's area, and shall meet all yard setback
requirements.
2. Where seasonal outdoor retail sales are conducted in a parking lot, they
shall be confined to a defined area, and not be allowed to obstruct access
of emergency vehicles or pose a traffic safety problem. Temporary
fencing or other suitable mechanisms shall be used to delineate the sales
area and provide for pedestrian safety.
3. Where tents, temporary green houses, or similar structures are used to
store, and/or display merchandise, they shall be anchored to provide a
wind -load resistance of 40 miles per hour.
D. Temporary structures, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
E. Towers and Antennas as regulated by Section 1060.100 (Telecommunications
Services) of the Zoning Ordinance, only when co- located.
Subd. 7. Area Requirements. The following minimum requirements shall be met in the
CR district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts):
Minimum letalot area
2.5 acres
des
Minimum lot width
100 feet
Minimum lot depth
200 feet
Structure Setbacks:
From Arterial Streets
50 feet
Front, From all other streets
50 feet
Side
20 feet
Rear
20 feet
Adjacent to Residential
50 feet
Maximum Building Height
35 feet
Maximum Impervious Surface Coverage
50%
(Ord. 200, passed 07- 22 -04, Ord. 225, 11- 22 -05, Ord. 231, passed 02- 09 -06)
Title X: 1040 -80
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District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1040.095 — TCR (Transitional Rural Commercial)
Subd. 1. Purpose. The Transitional Rural Commercial District (TCR) represents transition
areas that have been identified as practical and generally suitable for future
development as part of the Rural Commercial District. The purpose of the TCR
District is to provide a holding zone until a landowner makes application for
development, at which time the City may rezone the affected property to CR,
consistent with the land use plan. Residential land uses will be allowed to
continue pending future redevelopment consistent with the City's Comprehensive
Plan.
Subd. 2. Permitted Uses.
A. Da-ye weDay Care Facilities, state licensed, as defined by statute.
B. Dwelling, single family detached.
INTM VIII&TAWATOTAWA
C. Seasonal Produce Stands.
D. Residential facilities in a single family detached dwelling, serving 6 or fewer
individuals and licensed by the State.
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
B-.C. Any incidental machinery, structures or buildings necessary for agriculture
or other permitted uses.
ED. Da-ye weDay Care Facilities, county licensed, 12 or fewer individuals.
D-.E. Fences as regulated by Section 1060 (Performance Standards) of this
chapter.
E-. F. Allowed Home Occupations as regulated by Section 1030.100 (Home
Occupations) of this chapter.
lG. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code.
Title X: 1040 -82
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
&.H. Play and recreational facilities, including swimming pools and tennis
courts, for use of the property owner and guests.
ICI. Signs as regulated by the City Code.
Subd.4. Conditional Uses: The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and criteria
that may be cited below for a specific use:
A. Towe-ar Antennas -as -e g t ed by Chapter I I I T e ece�n eations
Serviees) of the Git-y Towers and Antennas as regulated by Section
1060.100 (Telecommunications Services) of the Zoning Ordinance.
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined in
Section 1070.030 of this ordinance and the specific standards and criteria that may be
cited below for a specific use:
A. Accessory Dwelling Unit, subject to the following:
1. Not more than one accessory dwelling unit shall be allowed on a lot.
2. An accessory dwelling unit shall comply with the same minimum building
setback requirements as required for the principal structure and shall be
attached to the principal structure.
3. An accessory dwelling unit shall be a clearly incidental and subordinate use,
the gross floor area of which shall not exceed the gross floor area of the
principal use or 800 square feet, whichever is less.
4. The exterior design of an accessory dwelling unit shall incorporate a similar
architectural style, roof pitch, colors, and materials as the principal building
on the lot,
5. The owner of the property or the property caretaker shall reside in the
principal dwelling unit or in the accessory dwelling unit.
6. There shall be no separate ownership of the accessory dwelling unit.
7. Rental of the accessory dwelling unit separate from the principal use is
prohibited.
8. In addition to the parking spaces required for the principal use on the lot, 2
off - street parking spaces shall be provided for an accessory dwelling unit.
Such accessory dwelling unit parking spaces shall not conflict with the
principal use parking spaces, and shall comply with the requirements of this
Chapter.
Title X: 1040 -83
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
9. An accessory dwelling unit shall have a separate address from the principal
use on the lot, and shall be identified with address numbers.
10. The interim use permit shall expire if the principal use of the property changes
or the ownership of either the property or the principal use changes.
11. The interim use permit shall be issued for 3 years in accordance with the
procedures outlined in Section 1070.030 of the Zoning Ordinance. Such
permits will be administratively reviewed every 3 years to ensure compliance
with conditions of approval and ordinance requirements for accessory
dwelling units. Interim uses found to be in compliance may be extended by
the Zoning Administrator for periods of up to 3 years each.
B. Conditional Home Occupation License (CHOL) as allowed by Section 1030.100
(Home Occupations) of the Zoning Ordinance.
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Special Home Occupations as allowed by Section 1030.100 of this chapter.
Subd. 7. Area Requirements: The following minimum requirements shall be met in the TCR
district. Properties may be subject to special requirements for overlay districts as
noted in Section 1050 (Overlay Districts):
Minimum lot area
2.5 acres
Minimum developable
is
eantiguous afe
Minimum lot width
200 feet
Minimum lot depth
300 feet
Structure Setbacks:
From Arterial Streets
50 feet
Front, From all other streets
50 feet
Side
25 feet
Rear
25 feet
Maximum Building Height
35 feet
(Ord. 208, passed 10- 28 -04, Ord. 225, passed 11- 22 -05, Ord. 231, passed 02- 09 -06)
Title X: 1040 -84
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Title X: 1040 -85
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in
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1040.100 — C -1 (Neighborhood Commercial)
Subd. 1. Purpose. The purpose of the Neighborhood Commercial (C -1) District is to
allow single and multi -use commercial buildings containing convenience retail
and service commercial uses at major intersections on small neighborhood scale
sites where public sewer is available and sites are designated in the 2030
Comprehensive Plan. The district is intended to accommodate the basic needs of
neighborhoods that would not otherwise have convenient access to retail areas in
the City. Due to the proximity to residential neighborhoods new buildings shall
appear to have similar scale and design elements as the neighboring buildings.
Businesses requiring exterior storage for processing retail sales or wholesale
activities are not permitted in this district. New development within this district
will be allowed only when a full range of municipal services and facilities are
available to serve the area.
Subd. 2. Permitted Uses.
A. Bakery, retail
B. Banks, savings and loan, credit unions and other financial institutions, with or
without drive- through.
institutions. B. Banks, savings and loans, efedit unions and other- finafleial
C. Barbers, Beauty Shops and similar personal service uses.
D. Copy /print shop
E. Day Care Facilities, state licensed, as defined by statute.
F. Dry cleaning and laundry pick up, incidental pressing and repair without-but
not ineludifiR dry cleaning processing.
G. Government and public utilities buildings and structures.
H. Hotel, inns and bed and breakfast establishments
I. Offices, medical and professional.
I Public and Private Clubs and Lodges.
K. Retail goods and service uses of a similar nature within a fully enclosed
building (without drive - through and not to exceed 50,000 square feet).
L. Restaurants and cafes (without drive - through).
Title X: 1040 -86
District Regulations
August 24, 2009
M. Taverns
Subd. 3. Accessory Uses.
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
C. Day Care Facilities, county licensed, 12 or fewer individuals.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited for a specific use:
A. Automobile Retail (tires, batteries, etc. No body work or repair worOAute
B. Car Washes.
1. The site shall provide stacking space for the car wash. The amount of
stacking space shall take into account the type of car wash and the amount
of time it takes to wash a vehicle. Stacking spaces shall not interfere with
parking spaces or traffic circulation.
2. The exit from the car wash shall have a drainage system which is subject
to the approval of the City and gives special consideration to the
prevention of ice build -up during winter months.
3. Hours of operation shall be limited to between 7:00 a.m. and 10:00 p.m.
daily.
C. Commercial recreation and entertainment.
D. Drive - through businesses, subject to the standards outlined in Section
1060.060, Subd. 12. e Thfough Business, ttbje t to the standards otAlined-
in
Seel o 1060.060, c„t„a 12.
E. Greenhouses and Nurseries, subject to the following:
1. When abutting a residential use or district, the property shall be screened
and landscaped in accordance with this Chapter. All structures shall be set
back at least 100 feet from any residential property line.
Title X: 1040 -87
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August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
2. On -site storage and use of pesticides and fertilizers shall meet the
standards of the Minnesota Department of Agriculture.
3. Adequate off - street parking is provided on an improved surface as
required by this ordinance.
4. Adequate parking, loading and maneuvering areas shall be provided.
5. Loading areas are fully screened from adjacent residential uses.
6. Not more than 30 percent of the site area shall contain outdoor storage of
plants, accessory items and landscaping materials. All other sales and
product storage areas must be within an approved building or structure. .
7. Hours for retail sale of product to customers shall be limited to 7:00 a.m.
to 9:00 P.M.
8. Lighting shall comply with all ordinance requirements. Furthermore, not
more than 25 percent of the greenhouse space may be lit at any time. If
more than 25 percent of the ,greenhouse spaces are to be lit at night, they
shall be screened from residential properties by use of a retractable
curtain, landscaping, buildings or other methods to prevent light pollution,
including sky low.
9. The site complies with the minimum lei sizelot area standards for the
district.
10. Sale of accessory items shall be permitted for the business as long as they
cover no more than 10 percent of the outside site area.
11. The provisions of Seel o 10. 14 (a) (5)Sectlon 1070.020 of this ordinance
are considered and satisfactorily met.
Title X: 1040 -88
07-
..
9. The site complies with the minimum lei sizelot area standards for the
district.
10. Sale of accessory items shall be permitted for the business as long as they
cover no more than 10 percent of the outside site area.
11. The provisions of Seel o 10. 14 (a) (5)Sectlon 1070.020 of this ordinance
are considered and satisfactorily met.
Title X: 1040 -88
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
F. Hospitals, nursing home and similar care facilities.
G. Health clubs and fitness centers under 5,000 square feet in size.
H. Motor Fuel Stations.
1. That the proximate area and location of space devoted to non - automotive
merchandise sales shall be specified in the application and in the
conditional use permit. Exterior sales or storage shall be only as allowed
by the conditional use permit.
2. The off - street loading space(s) and building access for delivery of goods
shall be separate from customer parking and entrances and shall not cause
conflicts with customer vehicles and pedestrian movements.
3. Motor fuel facilities shall be installed in accordance with State and City
standards. Additionally, adequate space shall be provided to access gas
pumps and to allow maneuverability around the pumps. Underground fuel
storage tanks are to be positioned to allow adequate access by motor fuel
transports and unloading operations which do not conflict with circulation,
access and other activities on the site. Fuel pumps shall be installed on
pump islands.
4. All buildings, canopies, and pump islands shall be located to comply with
the minimum setback requirements of the zoning district in which they are
located.
5. All canopy lighting for motor fuel station pump islands shall be recessed
or shielded to provide a 90- degree cutoff. Illumination levels for pump
islands shall not exceed 30 -foot candles.
6. Litter Control. The operation shall be responsible for litter control within
300 feet of the premises and litter control is to occur on a daily basis.
Trash receptacles must be provided at a convenient location on site to
facilitate litter control.
I. Places of Worship /Assembly.
J. Towers and Antennas (freestanding) as regulated by Section 1060.100
(Telecommunications Services) of the Zoning Ordinance.
K. Veterinary clinic, Animal Hospital and related indoor kennel; and pet
grooming.
Title X: 1040 -89
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited for a specific use:
A. Temporary structures, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Seasonal Outdoor Retail Sales.
1. Seasonal outdoor retail sales shall not exceed a combined total of 120
days in any 12 -month period. Outdoor retail sales shall not occupy an
area exceeding 10 percent of a lot's area, and shall meet all yard setback
requirements.
2. Where seasonal outdoor retail sales are conducted in a parking lot, they
shall be confined to a defined area, and not be allowed to obstruct access
of emergency vehicles or pose a traffic safety problem. Temporary
fencing or other suitable mechanisms shall be used to delineate the sales
area and provide for pedestrian safety.
3. Where tents, temporary green houses, or similar structures are used to
store, and /or display merchandise, they shall be anchored to provide a
wind -load resistance of 40 miles per hour.
C. Towers and Antennas as regulated by Section 1060.100 (Telecommunications
Services) of the Zoning Ordinance, only when co- located.
Title X: 1040 -90
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 7. Area Requirements. The following minimum requirements shall be met in the
C -1 district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts):
Minimum let- arealot area:
Single-tenant building
25,000 square feet
Multi- tenant building
1 acre
Minimum lot width
100 feet
Minimum lot depth
200 feet
Structure Setbacks:
From Arterial Streets
50 feet
Front, From all other streets
25 feet
Side
20 feet
Rear
20 feet
Adjacent to Residential
50 feet
Maximum Building Height
35 feet
Maximum Building Size
50,000 square feet
Maximum Impervious Surface Coverage
80%
(Ord. 200, passed 07- 22 -04, Ord. 225, passed 11- 22 -05)
Title X: 1040 -91
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Title X: 1040 -92
Corcoran Zoning Ordinance
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Is
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1040.110 – C -2 (Community Commercial)
Subd. 1. Purpose. This district is intended to provide for a variety of retail and service
businesses serving the region, which are oriented towards motorists and require
high volumes of traffic and visibility from major roads. The service area for this
area will extend beyond the boundaries of Corcoran. New development within
this district will be allowed only when a full range of municipal services and
facilities are available to serve the area.
Subd. 2. Permitted Uses.
A. Bakery, retail.
B. Banks, savings and loan, credit unions and other financial institutions, with or
without drive - through.
B. Banks, savings and loans, er-edit unions and other- r;,,,,flei ,1 inst " iens
C. Barbers, Beauty Shops and similar personal service uses.
D. Day Care Facilities, state licensed, as defined by statute.
E. Department Stores.
F. Drug Stores, Variety Stores, etc.
G. Dry cleaning and laundry pick up, incidental pressing and repair without dry
cleaning processing,
G. Dry Cleaning and laundry piek up, but not ineluding dr-y eleaning
H Funeral Flomesrna,,,- t,,,,, ;° °.Funeral Homes and Mortuaries.
L Government and public utilities buildings and structures.
J. Grocery Stores (not to exceed 50,000 square feet).
K. Hardware Stores.
L. Hobby and Craft Stores.
M. Home Furniture and Home Furnishing Stores.
N. Household Appliance Stores.
O. Laundromats.
P. Liquor—Off-sale/On-sale.
Title X: 1040 -93
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Q. Offices, medical and professional.
R. Public and Private Clubs and Lodges.
S. Retail Se-fviee trses of a similar- natur .Retail goods and service uses of a
T. .Restaurants and cafes (without
drive - through).
U. Retail goods and service uses of a similar nature
V. Sporting Goods and similar retail sales.
W. Tailoring services, shoe repair and similar services.
X. Taverns
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
C. Day Care Facilities, county licensed, 12 or fewer individuals.
D. Allowed Home Occupations as regulated by Section 1030.100 (Home
Occupations) of this chapter.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited for a specific use:
A. Assisted Living Faei itie Assisted Living Facility.
acility.
B. Automobile Retail (tires, batteries, etc. No body work or repair w)rk)Aute
C. Car Wash.
1. The site shall provide stacking space for the car wash. The amount of
stacking space shall take into account the type of car wash and the amount
of time it takes to wash a vehicle. Stacking spaces shall not interfere with
parking spaces or traffic circulation.
Title X: 1040 -94
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. "" -iMay 5, 2011
2. The exit from the car wash shall have a drainage system which is subject
to the approval of the City and gives special consideration to the
prevention of ice build -up during winter months.
D. Commercial recreation and entertainment.
E. Drive - through businesses, subject to the standards outlined in Section
1060.060, Subd. 12 ,
in Seeti ,., 1060.060, S4 12.
F. Dwelling, Multiple Fami1X
F—G. Greenhouses and Nurseries, subject to the following:
1. When abutting a residential use or district, the property shall be screened
and landscaped in accordance with this Chapter. All structures shall be set
back at least 100 feet from any residential property line.
2. On -site storage and use of pesticides and fertilizers shall meet the
standards of the Minnesota Department of Agriculture.
3. Adequate off - street parking is provided on an improved surface as
required by this ordinance.
4. Adequate parking, loading and maneuvering areas shall be provided.
5. Loading areas are screened from adjacent residential uses.
6. Not more than 30 percent of the site area shall be covered with buildings
or other structures.
7. Hours for retail sale of product to customers shall be limited to 7:00 a.m.
to 9:00 P.M.
8. Lighting shall comply with all ordinance requirements. Furthermore, not
more than 25 percent of the greenhouse space may be lit at any time. If
more than 25 percent of the greenhouse spaces are to be lit at night, they
shall be screened from residential properties by use of a retractable
curtain, landscaping, buildings or other methods to prevent light pollution,
including sky glow.
9. The site complies with the minimum Ise- sizelot area standards for the
district.
Title X: 1040 -95
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
10. Sale of accessory items shall be permitted, provided they do not generate
more than 20 percent of the sales (measured by retail value or sales
volume) for the business nor cover more than 10 percent of the site area.
11. At least 50 percent of the nursery stock to be sold on site must be grown
on site.
12. The provisions of Section 1070.020 of this ordinance
are considered and satisfactorily met.
F.H. Hospitals, nursing home and similar care facilities.
H-. I. Hate /Mate'.-Hotel, inns and bed and breakfast establishments
L.J. Motor Fuel Stations.
1. That the proximate area and location of space devoted to non - automotive
merchandise sales shall be specified in the application and in the
conditional use permit. Exterior sales or storage shall be only as allowed
by the conditional use permit.
2. The off - street loading space(s) and building access for delivery of goods
shall be separate from customer parking and entrances and shall not cause
conflicts with customer vehicles and pedestrian movements.
3. Motor fuel facilities shall be installed in accordance with State and City
standards. Additionally, adequate space shall be provided to access gas
pumps and to allow maneuverability around the pumps. Underground fuel
storage tanks are to be positioned to allow adequate access by motor fuel
transports and unloading operations which do not conflict with circulation,
access and other activities on the site. Fuel pumps shall be installed on
pump islands.
4. All buildings, canopies, and pump islands shall be located to comply with
the minimum setback requirements of the zoning district in which they are
located.
5. All canopy lighting for motor fuel station pump islands shall be recessed
or shielded to provide a 90- degree cutoff. Illumination levels for pump
islands shall not exceed 30 -foot candles.
6. Litter Control. The operation shall be responsible for litter control within
300 feet of the premises and litter control is to occur on a daily basis.
Trash receptacles must be provided at a convenient location on site to
facilitate litter control.
Title X: 1040 -96
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
K. Places of Worship /Assembly.
L. Towers and Antennas (freestanding) as regulated by Section 1060.100
(Telecommunications Services) of the Zoning Ordinance.
1V1�l rli Animal 1 Hospitals 1X0,1 door- k 1. �
M. �ic@riircl, , liniiur "crccc€�iii , "'cc
groomi Veterinary clinic, Animal Hospital and related indoor kennel; and
pet rooming.
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited for a specific use:
A. Temporary structures, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Tow cis --and Antennas -- (fFeesta iding) as vg tlated by Seetion 1060.100-
(Teleeammunieations Sefviees) of the Zoning Or-dinanee, only when ea
Towers and Antennas (freestanding) as regulated by Section 1060.100
(Telecommunications Services) of the Zoning Ordinance. onlv when co-
lnratPrl
C. Seasonal Outdoor Retail Sales.
1. Seasonal outdoor retail sales shall not exceed a combined total of 120 days
in any 12 -month period. Outdoor retail sales shall not occupy an area
exceeding 10 percent of a lot's area, and shall meet all yard setback
requirements.
2. Where seasonal outdoor retail sales are conducted in a parking lot, they
shall be confined to a defined area, and not be allowed to obstruct access
of emergency vehicles or pose a traffic safety problem. Temporary
fencing or other suitable mechanisms shall be used to delineate the sales
area and provide for pedestrian safety.
3. Where tents, temporary green houses, or similar structures are used to
store, and/or display merchandise, they shall be anchored to provide a
wind -load resistance of 40 miles per hour.
Title X: 1040 -97
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
Title X: 1040 -98
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 7. Area Requirements. The following minimum requirements shall be met in the
C -2 district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts):
Minimum let- arealot area
1 acre
Minimum lot width
100 feet
Minimum lot depth
200 feet
Structure Setbacks:
From Arterial Streets
50 feet
Front, From all other streets
25 feet
Side
20 feet
Rear
20 feet
Adjacent to Residential
50 feet
Maximum Building Height
35 feet
Maximum Impervious Surface Coverage
80%
(Ord. 200, passed 07- 22 -04, Ord. 225, passed 11- 22 -05)
Title X: 1040 -99
District Regulations
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Title X: 1040 -100
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Is
District Regulations
August 24, 2009
1040.120 — BP (Business Park)
Corcoran Zoning Ordinance
DRAFT April 7. Z44XIay 5, 2011
Subd. 1. Purpose. The intent of this district is to provide for the establishment of campus
developments with a variety of office, low- impact manufacturing or assembly of a
variety of products that create no exterior noise, glare or fumes. Uses allowed in
this district are limited to those that are compatible with lower intensity residential
and business uses and which have limited amounts of outside storage.
Developments in this district will provide a number of amenities, including
architectural controls, landscaping, preservation of natural features, etc. New
development within this district will be allowed only when a full range of
municipal services and facilities are available to serve the area.
Subd. 2. Permitted Uses.
A. Banks, savings and loan, credit unions and other financial institutions, with or
without drive - through " °'.
B. Commercial printing establishments.
C. Conference centers and reception halls.
D. Essential services and structures.
E. Govemmental nd p4 he titility buildings and stfuetur-es (exeluding ,.,,t.,;
works type f4eilifies and Government and public utilities buildings and
structures.
F Lab facilities.
G. Light Industrial.
H. Manufacturing or assembly of products that produce no exterior noise, glare,
fumes, obnoxious products, byproducts or wastes or creates other
objectionable impact on the environment.
I. Offices, medical and professional.
J. Office Warehouse.
K. Radio and television stations or studios.
L Resemeh Faei ities.Laboratories /research facilities.
M. Technical, vocational, business and college /university satellite
facilities /schools.
Title X: 1040-101
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
N. Warehousing and indoor storage used in conjunction with offices or
manufacturing facilities.
O. Wholesale Showrooms.
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
C. Temporary structures, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
D. Tenant restaurants, cafeterias, and retail service limited to tenants of the
building, provided that they be essentially limited to providing service to the
users of the permitted use, and that no signs or other evidence of these uses are
visible from the exterior of the building.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited for a specific use:
A. Day Care, Commercial
G. B. Hotels'Motels.Hotel, inns and bed and breakfast establishments.
D C. Retail Uses accessory to permitted development limited to 10 percent of
the gross floor area of the building.
E-. D Towers and Antennas (freestanding) as regulated by Section 1060.100
(Telecommunications Services) of the Zoning Ordinance.
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited for a specific use:
A. School facility, leasing space.
B. Temporary structures, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
Title X: 1040 -102
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
Subd. 6. Uses by Administrative Permit.
A. Accessory buildings and structures for a use accessory to the principal
commercial or business use provided such structure does not exceed 30
percent of the gross floor space of the principal use.
B. Essential Services, as allowed by Section 1030.090.
C. Towers and Antennas as regulated by Section 1060.100 (Telecommunications
Services) of the Zoning Ordinance, only when co- located.
Title X: 1040-103
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 7. Area Requirements. The following minimum requirements shall be met in the
BP district. Properties may be subject to special requirements for overlay districts
as noted in Section 1050 (Overlay Districts):
Minimum let- arealot area
1 acre
Minimum lot width
100 feet
Minimum lot depth
200 feet
Structure Setbacks:
From Arterial Streets
50 feet
Front, From all other streets
50 feet
Side, Teal
20 feet
Rear
20 feet
Adjacent to Residential
50 feet
Maximum Building Height
45 feet
Maximum Impervious Surface Coverage
70%
(Ord. 200, passed 07- 22 -04, Ord. 11- 22 -05)
Title X: 1040-104
District Regulations
August 24, 2009
1040.125 — I -1 (Light Industrial)
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 1. Purpose. The purpose of the I -1, Light Industrial District is providing for the
establishment of warehousing and light industrial development. The overall
character of the I -1 District is intended to have a low impact
manufacturing /warehouse character. Industrial uses allowed in this district shall
be limited to those which can compatibly exist adjacent to both lower intensity
business uses and high intensity manufacturing uses and which have limited
amounts of truck traffic. Because I -1 may abut residential uses the I -1 uses are
regulated in height, lot coverage, setbacks, landscaping, loading and use type so
as to facilitate compatibility between these uses and residential development.
New development within this district will be allowed only when a full range of
municipal services and facilities area available to serve the area.
Subd. 2. Permitted Uses.
A. Automotive detailing shops.
B. Contractors operations
C. Commercial printing establishments.
D. Equipment rental
E. Essential services and structures.
F.
arks type facilities an uses Government and public utilities building
structures.
G. Indoor sports and recreation (commercial) provided the structure and use is
located at least one hundred feet (100') form any residential zoning district.
H. Laboratories /r°sear -e h f e lities.Laboratories /research facilities.
I. Manufacturing or assembly of products that produce no exterior noise, glare,
fumes, obnoxious products, byproducts or wastes or creates other
objectionable impact on the environment.
J. Lumber yards/building material sales.
K. Offiee bu ldin- .Offices, medical and professional.
L. Printing and publishing.
M. Radio and television stations or studios
Title X: 1040-105
District Regulations
August 24, 2009
N. Recycling facility- indoor
O. Warehousing /distribution and indoor storage.
P. Wholesale Showrooms.
Subd. 3. Accessory Uses.
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
C. Temporary structures, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
D. Retail sales related to the processing of product on site so long as it does not
exceed thirty percent (30 %) of the floor space of the principal building.
E. Tenant restaurants, cafeterias, and retail service limited to tenants of the
building, provided that they be essentially limited to providing service to the
users of the permitted use, and that no signs or other evidence of these uses
are visible from the exterior of the building.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited for a specific use:
A. Day Care, Commercial.
B. Mini Storage /Self Storage Facilities.
1. Units are to be used for dead storage only. Units are not to be used for
retailing, auto repair, human habitation, or any commercial activity, except
as allowed by this section.
2. Combining office and /or retail space with a self - service storage facility
may be allowed by Conditional Use Permit.
3. Storage of hazardous or flammable materials is prohibited.
4. No exterior storage is allowed.
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District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
5. The facility shall be secured by either the walls of the structure and/or
fencing. All doors on the units shall face inward and away from the street
and property lines.
6. An on -site manager is allowed only where adequate sanitary facilities are
provided, either through use of a septic system or through connection to
the public sanitary sewer system. Use of portable sanitary facilities does
not fulfill this requirement.
C. Motor Vehicle, Boat or Equipment Repair.
1. All servicing of vehicles and equipment shall occur entirely within the
principal structure.
2. To the extent required by State law and regulations, painting shall be
conducted in an approved paint booth, which thoroughly controls the
emission of fumes, dust, or other particulated matter.
3. Storage and use of all flammable materials, including liquid and rags, shall
conform with applicable provisions of the Minnesota Uniform Fire Code.
4. Parking, driveway, and circulation standards and requirements shall be
subject to the review and approval of the City and shall be based upon the
specific needs of the operation and shall accommodate large vehicle
equipment and semi - trailer /tractor trucks.
5. The storage of damaged vehicles and vehicle parts and accessory
equipment must be completely inside a principal or accessory building.
6. The sale of products other than those specifically mentioned in this
Section shall be subject to a separate conditional use permit
D. Motor Vehicle, Boats and Equipment Sales.
1. All sales shall occur on one lot.
2. Parking areas for the outside storage and sale of vehicles, boats and
trailers, shall be on impervious surface, either bituminous, concrete, or
approved equivalent.
3. Interior concrete or asphalt curbs shall be constructed within the property
to separate driving and parking areas from landscaped areas.
4. All areas of the property not devoted to buildings or parking areas shall be
landscaped in accordance with this ordinance.
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August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
5. Off- street parking shall be provided for customers and employees in
accordance with this ordinance.
6. Parking for a motor vehicle, boat, or trailer sales shall not be less than 9
feet wide by 18.5 feet in length.
E. Outside Storage, accessory to an allowed use provided that:
1. Storage area is blacktop or concrete surfaced unless specifically approved
by the City Council.
2. The storage area does not take up parking space or loading space as
required for conformity to this Chapter.
3. The storage area is screened from public streets and surrounding
properties.
F. Towers and Antennas (freestanding) as regulated by Section 1060.100
(Telecommunications Services) of the Zoning Ordinance.
G. Trade Schools, Seminaries and other Higher Education Facilities.
H. Veterinary clinic, Animal Hospital and related indoor kennel; and pet
grooming.
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited for a specific use:
A. Auto Auction
B. Land reclamation, mining and soil processing
C. Temporary structures, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Towers and Antennas as regulated by Section 1060.100 (Telecommunications
Services) of the Zoning Ordinance, only when co- located.
Title X: 1040-108
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 7. Area Requirements. The following minimum requirements shall be met in the I-
I district. Properties may be subject to special requirements for overlay districts
as noted in Section 1050 (Overlay Districts):
Minimum let- arealot area
1 acre
Minimum lot width
100 feet
Minimum lot depth
200 feet
Structure Setbacks:
From Arterial Streets
50 feet
Front, From all other streets
50 feet
Side, Teal
20 feet
Rear
20 feet
Adjacent to Residential
50 feet
Maximum Building Height
45 feet
Maximum Impervious Surface Coverage
70%
Title X: 1040-109
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1040.130 — Downtown Mixed Use (DMU) District
Subd. 1. Purpose. The purpose of the Downtown Mixed Use District is to provide for the
orderly and integrated development of a high quality downtown. The Downtown
Mixed Use District will provide for the establishment of a community focal point
which is a blend of cultural, civic, entertainment, commercial, retail, residential
and office uses as defined and guided by the 2030 Comprehensive Plan.
Residential uses shall be developed at a minimum of ten units per acre or greater.
New development within this district will be allowed only when a full range of
municipal services and facilities area available to serve the area.
Subd. 2. Intent. The intent of this district is to:
A. Establish a strong identity for the City of Corcoran downtown.
B. Create an orderly and integrated mix of high - quality uses for downtown
Corcoran that includes a mix of shops, restaurants, offices, housing,
recreation, community facilities, parks and open space, all within a walkable
area designed to be both pedestrian - friendly and auto - accessible.
C. Promote high - quality architectural and site design.
Subd. 3. Application and Reference Materials.
The Downtown Mixed Use District is where development will be most
concentrated, and where controls are needed to produce the traditional "Main
Street" qualities that Corcoran is seeking. In addition to the requirements of this
section, development in this area should comply with the spirit and intent of the
City's Design Guidelines, (Appendix A).
Subd. 4. Permitted Uses.
A. Bakery, retail
B. Banks, savings and loans, credit unions and other financial institutions without
drive - through.
C. Barbers, Beauty Shops and similar personal service uses.
D. Copy /print shop
E. Day Care Facilities, state licensed, as defined by statute.
F. Dry cleaning and launda pick up, incidental pressing and repair without dry
cleaning processip .
F. Dfy ,.1 °,,ning drop off ineidental pressing and repair- ithet t on site ,.1 °,,ning
Title X: 1040-110
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
G. Dwelling Multiple Family with a minimum density of 10 units per net acre,
which may include units combining �g and working space within the unit,
if all units on the same floor of a building are the same.
&H. Hotel, inns and bed and breakfast establishments
I. Offices, medical and professional.
J. Government and public utilities buildings and structures.
K. Retail goods and service uses of a similar nature within a fully enclosed
building (without drive- through).
L. Restaurants and cafes (without drive - through).
M. Taverns
N. Public parking ramp
Subd. 5. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
DINUMME . atirr.� W.
&C. Outdoor seating within the public right of way or public open space for a
permitted or conditional use, provided that:
A sidewalk area at least six feet (6') wide is maintained free of seating in
the area.
2. An outdoor seating plan is prepared and approved by the city council on
the recommendation of the planning commission, on finding that the plan
will not compromise public health, safety, or welfare. The plan may also
include seasonal temporary landscaping and features such as planter
boxes, hanging baskets, low partitions, roped off areas, and other approved
elements.
Title X: 1040-111
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44XIay 5, 2011
liD. Public open space plaza, square or other related uses.
Subd. 6. Conditional Uses.
A. Assisted living facility
B. Drive - through businesses, subject to the standards outlined in Section
1060.060, Subd. 12.
B-.C. Drive - through lanes serving permitted or conditional uses, except for
restaurants, for which drive - through lanes are not allowed in the Downtown
Mixed Use District, provided lanes comply with Section 1060.60, Subd 12 of
this ordinance and meet the following criteria:
1. Drive - Through Lanes: Drive - through or drive -in lanes are not allowed
within the build -to line or in front of any building; they must be located to
the side or rear of a building. This does not pertain to driveways.
2. Adequate stacking distance shall be provided, as determined by the city
engineer, which does not interfere with other driving areas, parking
spaces, or sidewalks.
3. Electronic speaker devices, if used, shall not be audible beyond the
property being served and shall not be operated between the hours of ten
(10:00) P.M. and seven (7:00) A.M.
4. Screening shall be provided of automobile headlights in the drive- through
lane to adjacent properties. Such screening shall be at least three feet (3')
in height and fully opaque, consisting of a wall, fence, dense vegetation,
berm, or grade change.
5. A bypass lane shall be provided for each drive - through use, allowing cars
to leave the drive- through lane from the stacking area.
ED. Health clubs and fitness centers under 5,000 square feet in size.
D-.E. Ftinefal heFae44ef4ta4=y1Euneral Homes and Mortuaries.
lF. Museum
F—G. Nursing Home
FAH. Theatre
Title X: 1040 -112
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. "" -iMay 5, 2011
Subd. 7. Interim Uses
A. Farmers' Mmarkets
B. Street vendors
C. Other uses as approved by the City Council
Subd. 8. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
Subd. 9. Streets and Sidewalk Network.
A. Developments that include public or private streets shall connect with and
provide for the future extension of the community's street network.
B. Sidewalks are required along all public and private streets within the
Downtown Mixed Use District. The location and alignment of new sidewalks
shall connect directly with adjacent existing networks. The width of the
sidewalk shall be consistent with City policy.
C. Where the sidewalk along the public street is interrupted by a curb cut, the
walkway across the driveway shall be delineated by elevated pavement or by
use of contrasting pavement materials that meet ADA accessibility standards.
D. On- street parking shall be incorporated with the street design within the
Downtown Mixed Use District. Parking zones shall be defined either by
curbing or with a change in paving materials.
E. Curb Cuts. The number and width of curb cuts shall be limited in
conformance with City policy. Sites with multiple buildings shall have
unified/joint access.
F. Street trees shall be regularly spaced and planted at no less than one tree per
40 lineal feet of frontage on any street within the Downtown Mixed Use
District. Street trees should be located between the sidewalk and the curb or
coordinated as part of a streetscape design.
G. Utility Installation. New utilities shall be placed underground. Compatible
lines (e.g., electric, phone, cable) shall be placed in a common trench.
Subd. 10. Off Street Parking.
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District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
A. No parking spaces shall be located between the immediate front of the
principal structure and the abutting front lot line.
B. No more than 50 percent of the parking provided on the lot shall be located
between the rear building line and the front yard lot line.
C. Off street parking lots shall conform to landscape and buffer requirements as
defined in the Landscaping section of the Design Guidelines and Zoning
Ordinance.
D. No parking spaces shall be located on corner lots at the point of street
intersections.
E. A reduction of up to twenty (20) percent in the number of required off - street
parking spaces (as required in Section 1060.060) may be approved by the
Zoning Administrator in the case of shared parking between abutting uses or
use of publically provided parking.
F. A reduction of one (1) parking space from the number of required off - street
parking spaces (as required in Section 1060.060) may be approved by the
Zoning Administrator for each on- street parking space provided at the lot
frontage on a public street.
G. Pedestrian Circulation. Clearly defined, safe pedestrian access shall be
provided from parking areas, adjacent public rights -of -way, and public and
private open space to building entrances. Pedestrian walkways traversing
parking lots with more than 60 parking spaces shall meet the following
standards:
1. Walkways adjacent to parking spaces shall be at least 5 feet wide and shall
be separated from vehicles by curbing or landscaping.
2. Walkways that cross parking lot drive aisles shall be delineated by stripes,
contrasting pavement materials, elevated pavement, or a combination of
these measures.
Subd. 11. Site Design Standards.
A. Street Edge Requirement. A consistent street edge must be maintained at the
right -of -way line along all street frontages. Street edge elements may consist
of the primary building, low masonry walls, fences, landscaping or a
combination of all of these elements.
B. Maximum Encroachment. With the approval of the agency having
jurisdiction over the right -of -way, awnings and arm signs may be permitted to
encroach within the public right -of -way as follows:
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District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
1. Awnings — within 2 feet of the face of the curb
2. Signs — 4 feet
C. All ground mounted mechanical equipment shall be fully screened and
properly maintained with material similar to or compatible with material used
on the main structure. Screened mechanical equipment shall not be located in
the front side yard, but may be located at the side or rear yard.
D. Trash and recycling storage areas shall be designed internal to the principal
building and shall not be allowed in an external fenced structure. Trash and
recycling storage area doors shall not be located on the primary front elevation
of building, but may be located at the side or rear yard.
E. Loading areas and docks shall be limited to the rear of the principal building
and shall not be visible from the street. These areas shall be screened from
adjacent residential areas by fencing, walls, or landscaping. Screening shall
block views from public right -of -way or adjacent uses and shall be equally
effective in winter and summer.
Subd.12. Landscaping.
A. -All land area not occupied by buildings, parking, driveways, sidewalks or
other hard surfaces shall be sodded or mulched and landscaped with approved
ground cover, flowers, shrubbery and trees.
B. The periphery of all parking lots shall be well landscaped and screened from
the public right -of -way. If a parking lot exists along the primary right -of -way
it must contain a landscaped edge at a minimum of 2 %2 feet and a maximum
of 3 1/2 feet in height that contains a landscape hedge, railing, a decorative
fence, decorative street wall or a combination of these elements.
C. At least ten percent (10 %) of the total land area within private parking and
driveway areas shall be landscaped. Exception: Does not apply when parking
area is less than 25 parking stalls.
D. One shade tree shall be provided per 1,000 square feet of the area for
vehicular parking and parking aisles.
E. Existing trees shall be maintained and preserved to the extent possible.
F. Landscaping shall include a full mentcomplement of over - story,
ornamental and evergreen trees, shrubbery and ground covers which are hardy
Title X: 1040-115
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August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
and appropriate for the locations in which they are planted and provide year-
long color and interest.
Subd. 13. Building Design Standards.
A. Architectural style shall not be restricted. Evaluation of a project shall be
based on the quality of its design and on its relationship to its surroundings,
guided by the provisions in this section and the Design Guidelines in
Appendix A.
B. The architectural appearance, including building character, permanence,
massing, composition, and scale of all principal buildings shall comply with
the Design Guidelines in Appendix A.
C. The main entrance shall face the primary street with secondary entrances to
the side or rear. In the case of a corner building or a building abutting more
than one street, the City will determine which street should be considered
primary.
D. All sides of buildings shall have an equal appearance in terms of materials and
general design.
E. Building Frontage. At least 60% of the primary street linear frontage of each
lot shall be occupied by a building at the required build -to line. Other
portions of a building beyond the sixty percent (60 %) may be set back farther
than required by the build -to line. In addition, on corner lots, a minimum of
the first 50 feet of the lot frontage on either side of a street intersection must
be occupied by buildings set at the build to line. Parking or other space open
to the sky is not allowed within this first 50 feet.
F. On corner lots the building shall be located to meet the 60% street frontage
requirement on both streets.
G. The build -to line may be met either with an enclosed building or an arcade
constructed with a permanent roof of the same materials as the remainder of
the building.
H. Windows. At least 40% of the wall surface at the street side of the first story
shall consist of clear windows and doors that allow a view into the working
areas, lobbies or display areas.
I. Roofs. Building facades that exceed 100 feet in length measured along the
street frontage shall have variations in roofline or rooftop parapet. Rooftop
equipment shall be concealed behind parapets or screened from the view of
pedestrians. Sloping roofs with a vertical rise that exceeds the average height
of supporting walls are not allowed.
Title X: 1040-116
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
J. Elements. All buildings shall include the following elements:
1. Accent materials shall be wrapped around all walls;
2. Complementary major material colors;
3. A combination of vertical and horizontal pattern designs in the building
facade.
K. Fagade Articulation. Any exterior building wall adjacent to or visible
from a public street, public open space, or abutting property may not
exceed forth feet (40') in length without significant visual relief consisting
of one or more of the following:
1. The facade shall be divided architecturally by means of significantly
different materials or textures, or
2. Horizontal offsets of at least four feet (4') in depth, or
3. Vertical offsets in the roofline of at least four feet (4'),
4. Fenestration at the first floor level which is recessed horizontally at
least one foot (P) into the facade.
L. Acceptable materials. Exterior building materials shall be classified either
primary, secondary, or accent materials. Primary materials shall cover at
least sixty percent (60 %) of the facade of a building. Secondary materials
may cover no more than thirty percent (30 %) of the facade. Accent
materials may include door and window frames, lintels, cornices, and
other minor elements, and may cover no more than ten percent (10 %) of
the facade. Allowable materials are as follows:
1. Primary exterior building materials may be brick, stone, architectural
precast concrete or glass. Bronze tinted or mirror glass are prohibited
as exterior materials in the Downtown Mixed Use district.
2. Secondary exterior building materials may be any of the primary
building materials above or decorative block, integrally colored stucco,
or fiber cement siding (color impregnated or painted) in vertical panel
design only with hidden seams.
3. Synthetic stucco (E.F.I.S.) may be permitted as a secondary material
on upper floors only.
4. Accent materials may be wood, metal or fiber cement when used in
Title X: 1040 -117
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
trim, fascia or soffit if appropriately integrated into the overall
building design and not situated in areas which will be subject to
physical or environmental damage.
5. All primary and secondary materials shall be integrally colored, except
where otherwise stated.
6. Decorative block shall be colored only by means of a pigment integral
to the block material, not applied to the surface.
7. Sheet metal, corrugated metal, asbestos, iron, shakes, plain flat
concrete block (whether painted or integrally colored or not) are not
acceptable as exterior wall materials on buildings within the CBD
district.
Subd. 14. Area Requirements. The following minimum requirements shall be met in the
DMU district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts):
Minimum 4A-ar-ealot area
20,000 s , €tft.
Minimum lot width
NA
Minimum lot depth
NA
Structure build to lines:
From Arterial Streets
15 feet maximum
Front, From all other streets
15 feet maximum
Side
None
Rear (if adjacent to
residential
None!
Adjacent to Residential
10 feet minimum
Title X: 1040-118
District Regulations Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1040.135 - General Mixed Use (GMU) District
Subd. 1. Purpose. The Dumose of the General Mixed Use District (GMU) is to provide an
area for compact, inter - connected, walkable, mixed -use development along keX
community corridors and to support high quality development and site flexibility
due to the unique site conditions in these areas. The mixture of land uses within
the district is essential to establishing the level of vitality and intensity needed to
support retail and service uses. A combination of retail, office, service and
residential uses are encouraged although not required. Buildings may also be
entirely one use. The placement of the building and the relationship of the
building` parking, landscaping and pedestrian spaces is essential to creating the
pedestrian-friendly environment envisioned for the GMU District. The standards
in this section are reinforced within the Design Guidelines contained in Appendix
A. New development within this district will be allowed only when a full range
of municipal services and facilities are available to serve the area.
The character of the General Mixed Use District shall reflect high quality design
due to the high visibility of these areas at the atg eway to the City at Count.
Although development in this mixed -use district will be more auto - oriented in
design than the Downtown Mixed Use District, pedestrian connections and
amenities will still be required to provide connections to existing and future
planned areas, sidewalks and trails and to provide for safe pedestrian circulation
within the site. Landscaping, and architectural details shall be used to unify sites
within the General Mixed Use District.
Subd. 2. Permitted Uses.
A. Bakery, retail
B. Banks, savings and loans, credit unions and other financial institutions without
drive - through.
C. Barbers, Beauty Shops and similar personal service uses.
D. Copy /print shop
E. Day Care Facilities, state licensed, as defined by statute.
F. Dry cleaning and laundry pick up, incidental pressing and repair without dry
cleaningprocessin&
G. Dwelling Multiple Family with a minimum density of 10 units per net acre,
which may include units combining iving and working space within the unit,
if all units on the same floor of a building are the same.
H. Hotel, inns and bed and breakfast establishments
Title X: 1040-119
District Regulations
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. ""-;May 5, 2011
L Offices, medical and professional.
J. Public buildings.
K. Retail izoods and service uses of a similar nature within a fully_ enclosed
building (without drive - through).
L. Restaurants and cafes (without drive - through).
M. Taverns
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
C. Subject to the applicable provisions of this chapter, the following permitted
accessory uses in the General Mixed Use District are allowed onlv when it is
an accessory to an existing principal permitted use on the same lot:
1. Outdoor seating accessory to a restaurant ;
2. Public open space plaza, square or other related uses;
3. Structured parking;
4. Day Care Facilities, county licensed, 12 or fewer individuals.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited for a specific use:
A. Assisted living g acility
B. Drive - through businesses, subject to the standards outlined in Section
1060.060, Subd. 12.
C. Health clubs and fitness centers
D. Funeral Homes and Mortuaries.
F,_ Museum
F. Nursing Home
Title X: 1040 -120
District Regulations
August 24, 2009
G. Theatre
H. Place of assembl
L Motor fuel stations
I Schools, Private
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited for a specific use:
A. Temporary structures, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
B. Farmers Market
Subd. 6. Uses by Administrative Permit.
A. Essential Services, as allowed by Section 1030.090.
B. Towers and Antennas (freestanding) regulated by Section 1060.100
(Telecommunications Services) of the Zoning Ordinance, only when co-
located.
C. Seasonal Outdoor Retail Sales.
1. Seasonal outdoor retail sales shall not exceed a combined total of 120 days
in any 12 -month period. Outdoor retail sales shall not occupy an area
exceeding 10 percent of a lot's area, and shall meet all yard setback
requirements.
2. Where seasonal outdoor retail sales are conducted in a parking lot, they
shall be confined to a defined area, and not be allowed to obstruct access
of emergency vehicles or pose a traffic safety_ problem. Temporary
fencing or other suitable mechanisms shall be used to delineate the sales
area and provide for pedestrian safety_
3. Where tents, temporary green houses, or similar structures are used to
store, and /or display merchandise, they shall be anchored to provide a
wind -load resistance of 40 miles per hour.
Subd. 7. Site Design.
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A. Structures shall be oriented and consolidated to complement existing, adjacent
development to create a coordinated and visually attractive mixed use setting
throughout the district.
B. Site planning shall respect the relationship of the site to the existing and
proposed buildings and streets and major roadway
C. Commercial parking lot design shall include provisions for cross easements
and stubbed access drives to the property line for the use of adjacent
properties so that residents and customers do not need to return to the public
street system to access adjacent developments.
D. Buildings shall have a clearly defined primary pedestrian entrance at street
level.
E. Wherever a surface parking area faces a street frontage, such frontage shall be
screened with a decorative wall, railing, hedge, or a combination of these
elements to a minimum height of 2 1/2 feet and a maximum height of 3 1/2 feet
above the level of the parking lot at the build to line.
F. Drive - through or drive -in lanes are not allowed within the front of any
buildings. They must be located to the side or rear of a building.
G. Maximum impervious coverage. The total lot coverage shall not exceed 80%
impervious.
Subd. 8. Parking Requirements
A. At least 50% of the required parking for residential units in the GMU district
shall be provided in structured parking or in enclosed garages. The residential
parking spaces shall be specifically reserved for the use of residents and
visitors only, separate from any commercial , office or other uses on -site or
nearby and shall not be counted as part of any shared parking or joint parking
arrangement.
B. Parking for non - residential uses shall meet with reauirements in Section
1060.060 but may include reductions for shared parking arrangements, if
appropriate, as determined by the City Council. Any shared parking
arrangements must be fullv connected and in reasonable Droximitv to each
use.
Subd. 9. Building Design Requirements. To maintain the character of the GMU District,
any construction is subject to the following standards to reflect the character of
the District. The design standards are explained in further detail and illustrated in
the City Design Guidelines in Appendix A.
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A. All new building fronts (single story or multi - story) shall include a minimum
of four 4) of the following elements:
1. Architectural detailing, such as cornice, awning, parapet, or columns;
2. A visually pleasing primM front entrance that, in addition to doors, shall
be accented a minimum of one hundred fift (15 0) square feet around the
door entrance for single occupancy buildings and a minimum of three
hundred (300) square feet total for the front of multi- tenant buildings (this
area shall be counted as one element). Entrances shall be clearly
articulated and obvious from the street;
3. A minimum of thirty (30) percent window coverage on each front that
faces a street;
4. Contrasting yet complementary material colors;
5. A combination of horizontal and vertical design features;
6. Irregular building shapes;
7. Other architectural features in the overall architectural concept.
B. Multi -story buildings shall have the ground floor distinguished from the upper
floors by having one or more the following_
1. Awning
Trellis
3. Arcade
4. Window lintels
5. Intermediate cornice line
6. Brick detailing such as quoins or corbels
C. Residential Uses on First Floors: Whenever residential uses are included on
the first floor of a building the first floor elevation shall be raised above the
sidewalk elevations immediately adjacent to the front of the residential unit to
ensure the residential unit is separated from the public space. In addition,
each first floor unit must have an individual Drivate entrance at the street level
with private courtyard enclosure.
D. Facade Articulation. Any exterior building wall adjacent to or visible from a
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public street, public open space, or abutting ]2roperty may not exceed forty
feet (40') in length without significant visual relief consisting of one or more
of the following:
1. The facade shall be divided architecturally by means of significantly
different materials or textures, or
2. Horizontal offsets of at least four feet (4) in depth, or
3. Vertical offsets in the roofline of at least four feet (4'2
4. Fenestration at the first floor level which is recessed horizontallv at least
one foot (1') into the facade.
E. Accent Materials: Accent materials shall be wrapped around walls. Accent
material shall consist of materials comparable in grade and quality to the
primary exterior material. Such materials may include lg ass, prefinished
decorative metal and fiber cement trim within soffit and fascia areas.
F. Maior exterior materials of all walls includinG face brick. stone. class. stucco
synthetic stucco, fiber cement vertical panel siding, architectural concrete and
precast panels shall be acceptable as the major exterior wall surface when they
are incorporated into an overall desicn of the buildinc. Maior materials must
cover at least 60% of the exterior
G. Restricted Exterior Materials: Unadorned pre- stressed concrete panels,
whether smooth or raked, non - decorative concrete block, sheet metal,
unfinished metal and /or Galvanized and unfinished aluminum surfaces (walls
or roofs) shall not be used as exterior materials. This restriction shall apply to
all principal structures and to all accessory buildings except those accessory
buildings not visible from any property line. No more than twenty five
Dercent (25 %) of anv exterior wall on a buildinc shall be fiber cement sidinG.
wood or metal accent material.
H. Building Roofs. Mansard or mansard style roofs are not permitted except for
mansard style cornices. Acceptable designs include flat, pitched or curved.
Building roof oof styling shall incorporate a minimum of one (1) of the following
elements:
1. Parapets or cornices;
2. Varying building height and variety of roof lines.
Subd.10. Screening
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A. Rooftop mechanical equipment. The view of all rooftop equipment and
related piping, ducting, electrical and mechanical utilities abutting a street on
buildings shall be screened from the ground level view. Screening may
include parapet walls, penthouses, or other architecturally integrated elements.
Wood fencing or chain link with slats shall not be used for screening. A cross -
sectional drawing shall be provided that illustrates the sight lines from the
,ground level view.
B. Screening adjoining residential use. Wherever a GMU District abuts, or is
across the street from an Residential District, a berm, fence or screening
consisting of compact evergreen trees or hedge or a combination thereof, not
less than eigh . percent 80 %) opaque at time of installation, nor less than six
feet (6') in height, except adjacent to a street where it shall be not less than
three feet (3') nor more than four feet (4') in height shall be erected or installed
and maintained. All screening shall comply with this Chapter.
C. Ground Mechanical Equipment. Ground mechanical equipment shall be one
hundred percent (100 %) screened from contiguous properties and adjacent
streets by opaque landscaping, or screen wall compatible with the
architectural treatment of the Drincipal structure.
D. Trash enclosure service structure: All exterior trash enclosures or other
accessory structures shall be constructed of the same materials and colors as
the principal building.
Subd. 11. Exterior storage.
A. All exterior storage of material and equipment related to, located on, and used
by any business or other nonresidential use shall be stored within a building or
fully screened so as not to be visible from streets, highways, or neighboring
property.
Subd. 12. Landscape Design.
A. In addition to the landscape requirements in Section 1030.16 of this Chapter,
Dlant materials shall be used to create a unified and attractive mixed use
environment.
1. Planting areas should be located and designed to avoid visual interference
with public signa.eg and private commercial communication.
2. Plant materials shall be arranged to provide focal points on the site, and
concentrated to signify key site locations such as the primary building
entrance, site entrance, around signage, along pedestrian walkway
along the perimeter of the building_
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Subd. 13. Area Requirements. The following minimum requirements shall be met in the
GMU district. Properties may be subject to special requirements for overlay
districts as noted in Section 1050 (Overlay Districts
Minimum lot area
25,000 square feet
Minimum lot width
150 feet
Minimum lot depth
NA
Structure Setbacks:
From Arterial Streets
50 feet
Front, From all other streets
25 feet
Side
None
Rear
None
Adjacent to Residential
35 feet
Maximum Building Height
35 feet at the minimum setbacks but may
be increased up to a maximum of 50 feet
with increased setbacks at a rate of I foot
additional height for every 5 feet in
additional setback.
Maximum Impervious Surface Coverage
80%
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1040.4140 — PUD (Planned Unit Development)
Subd. 1. Purpose. The purpose of the PUD, Planned Unit Development District, is to
promote creative and efficient use of land by providing design flexibility in the
development of residential neighborhoods and/or nonresidential areas that would
not be possible under a conventional zoning district. The decision to zone
property to PUD is a public policy decision for the City Council to make in its
legislative capacity.
Subd. 2. Intent. The intent of this district is to:
A. Provide for the establishment of PUD districts in appropriate settings and
situations to create or maintain a development pattern that is consistent with
the City's Comprehensive Plan.
B. Allow for the mixing of land uses within a development when such mixing of
land uses could not otherwise be accomplished under the existing zoning and
subdivision regulations.
C. Provide for variations to the strict application of the land use regulations to
improve site design and operation, while at the same time incorporating
design elements, e.g. construction materials, landscaping, lighting, etc., that
exceed the City's standards to offset the effect of any variations.
D. Promote more creative and efficient approach to land use within the City,
while at the same time protecting and promoting the health, safety, comfort,
aesthetics, economic viability, and general welfare of the City.
E. Preserve and enhance natural features and open spaces.
F. Maintain or improve the efficiency of public streets and utilities.
G. Ensure appropriate transitions between differing land uses.
Subd. 3. Application. A PUD district shall not be established for parcels guided in the
Comprehensive Plan for Rural /Ag Residential and Rural Service /Commercial,
except where allowed for an Open Space Preservation Plat. It will be used in
areas guided Mixed Use /PUD on the Land Use Plan and in other areas where the
City finds that the proposal meets the intent of this district.
Subd. 4. Allowed Uses. All permitted uses, permitted accessory uses, conditional uses,
and interim uses contained in the underlying zoning districts shall be treated as
potentially allowable uses within a PUD district.
Subd. 5. Lot Dimensions, Setbacks and Building Heights. The various lot width, 40t
s4elot area, setback and height regulations of the underlying zoning district
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shall be considered presumptively appropriate, but may be departed from to
accomplish the purposes described in this section.
Subd. 6. Processing Procedures. The general sequence for application, review and
action on a PUD shall be according to the following procedures:
A. Pre - application Conference
Prior to filing of an application or submittal of a sketch plan the applicant
shall arrange for and attend a conference with the Zoning Administrator. The
primary purpose of the conference shall be to provide the applicant with an
opportunity to gather information and obtain guidance as to the general
suitability of the proposal for the area and its conformity to the provisions of
this district prior to incurring substantial expenditures in the preparation of
plans, surveys, and other data.
B. PUD Sketch Plan
Prior to filing a preliminary PUD development plan application, the applicant
shall submit a sketch plan of the project to the Zoning Administrator for
approval in principal prior to submission of a formal application. The purpose
of the sketch plan is to inform the City of the applicant's intentions and to
inform the applicant as to the general acceptability of the proposal before
extensive costs are incurred. The PUD Sketch Plan shall contain at a
minimum the following:
1. Location map showing the location within the City and more detailed
locations on half - section plat maps showing all perimeter property lines.
2. Aerial photograph of the area.
3. All identified natural resources and wetland inventories on and abutting
the premise.
4. General location of existing and proposed structures.
5. Tentative access, circulation and street arrangements, both public and
private.
6. Amenities to be provided such as recreational areas, open space,
walkways, landscaping, etc.
7. General location of parking areas.
8. A general statement of concept, identifying the intent of the project and
compatibility with the surrounding area.
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9. A representative example of the style of structures to be constructed.
10. Any other items as may be deemed necessary by City staff.
The Zoning Administrator shall refer the sketch plan to the Planning
Commission and City Council for discussion, review and informal comment.
Any opinions or comments provided to the applicant shall be considered
advisory only and shall not constitute a binding decision on the request.
C. Preliminary PUD Development Plan
The purpose of the preliminary PUD development plan is to establish the
intent, density, and intensity of the proposed development. Upon receipt of
the complete application for rezoning to PUD and the preliminary PUD
development plan, the item shall be scheduled for a public hearing at the
Planning Commission. The Planning Commission shall conduct a public
hearing in accordance with the provisions of the City's Code. Upon due
consideration, the Planning Commission shall make a recommendation to the
City Council.
Following the Planning Commission recommendation, the City Council shall
consider the rezoning request and preliminary PUD development plan. At this
meeting the City Council shall receive the recommendation from the Planning
Commission and a report from the City Staff. Upon due consideration the
City Council shall approve, disapprove, or approve with specified
modifications and /or conditions by majority vote.
If a preliminary development plan has been denied by the City Council, the
owner or applicant may not reapply for the same or similar on the same
property for a six (6) month period following the date of the denial.
D. Final PUD Development Plan
The applicant shall submit a final PUD development plan to the City. The
Planning Commission shall review the final plan in accordance with the
provisions of this section. The Planning Commission shall review the
application to ensure that the proposed final PUD development plan is in
substantial conformance with the approved preliminary PUD development
plan. Upon due consideration the Planning Commission shall make their
recommendation to the City Council.
Following the Planning Commission recommendation, the City Council shall
consider the final development plan. Upon due consideration the City Council
shall approve, disapprove, or approve with specified modifications and/or
conditions by majority vote.
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If the applicant desires, and the City Council concurs, the preliminary and
final development plans may be processed concurrently, provided all items
required for both applications are submitted.
The rezoning of the property defined in the development plan shall not
become effective until such time as the City Council approves an ordinance
reflecting said amendment, which shall take place at the time that the City
Council approves the final development plan.
Subd. 7. Required Findings. The Planning Commission and the City Council shall
find the following prior to the approval of a preliminary development plan or
final development plan:
A. The planned development is not in conflict with the Comprehensive Plan.
B. The planned development is not in conflict with the intent of the
underlying zoning district.
C. The planned development is not in conflict with other applicable
provisions of the City's zoning ordinance.
D. The planned development or unit thereof is of sufficient size, composition,
and arrangement that its construction, marketing, and/or operation is
feasible as a complete unit without dependence upon any other subsequent
unit or phase.
E. The planned development will not create an excessive burden on parks,
schools, streets and other public facilities and utilities which serve or are
proposed to serve the planned development.
F. The planned development will not have an undue and adverse impact on
the reasonable enjoyment of the neighborhood property.
G. The quality of the building and site design proposed by the PUD plan shall
substantially enhance the aesthetics of the site, shall demonstrate higher
standards, more efficient and effective uses of streets, utilities and public
facilities, it shall maintain and enhance any natural resources within the
development, and create a public benefit that is greater than what would
be achieved through the strict application of the primary zoning
regulations.
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Subd. 8. Preliminary Development Plan Content. The intent of the preliminary
development plan is to allow city review of site plan and general development
issues, without the need for detailed architectural plans. The applicant shall
submit preliminary development plans which include the following:
A. A location map which indicates existing and future land uses.
B. Maps of existing and proposed site features and uses at a minimum scale
of 1" = 100' scale which indicates topography in two -foot contours;
building outlines; location of significant vegetation; water bodies and
wetlands; location of streets, drives and parking areas; and other
significant features.
C. A site plan showing all proposed structure and building locations
including signs. Plans shall note structure height, general architectural
design features and anticipated exterior materials.
D. A preliminary circulation plan indicating pedestrian and vehicular
movement systems. This plan shall also include service access and
screening for receiving material and trash removal.
E. Preliminary drainage, grading, utility and erosion control plans.
F. A concept landscaping plan illustrating preservation of existing
vegetation, and new landscaping and buffer areas.
G. A written report which describes the proposed uses, indicates covenants or
agreements which will influence the use and maintenance of the proposed
development, describes the analysis of site conditions and development
objectives which has resulted in the planned development proposal, and
statement of which primary zoning district provisions are being modified
by the planned development.
H. A shift of density or intensity of the plan, if applicable. For example, a
ten -acre site with seven acres of "Commercial" guiding and three acres of
"Urban Residential" guiding could be developed with 70 percent of the
land area commercial and 30 percent of the land area at the urban
residential density identified in the Comprehensive Plan. This type of
shift would only be allowed as part of a PUD and the location of uses
within the site would be determined as part of the PUD process. This
implementation technique would not require an amendment to the Land
Use Guide Plan Map.
I. Any other information deemed necessary by the City Staff in order to
evaluate plans.
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J. Twenty copies of the above information shall be submitted no larger than
11 x 17 inches.
K. Five copies of the above information shall be submitted on 24 x 36 inch
sheets.
L. For City initiated rezonings to Planned Unit Development District, the
preliminary development plan may consist of any information deemed
necessary to identify and protect the public interest.
Subd. 9. Final Development Plan Content. The final development plan shall include
all of the information required for submission of the preliminary development
plan plus architectural plans, detailed site, landscaping, grading and utility
plans and all additional information which was requested by the planning
commission as a result of its review of the preliminary plan. The final plan
shall incorporate all recommendations of the planning commission and city
council, or shall indicate how the final plan fails to incorporate the
commission's recommendations. The final plan shall also include and reflect
all changes in preliminary plan data since the submission of the preliminary
plan. The applicant shall submit final development plans which include the
following information:
A. A location map which indicates existing and future land uses.
B. Maps of existing and proposed site features and uses at a minimum scale
of 1" =100' scale which indicate topography in two -foot contours; building
outlines; location of significant vegetation; location of streets, drives and
parking areas; and other significant features.
C. Detailed drawings of all proposed structure elevations, including scaled
elevations and exterior building materials of all buildings and signs.
Samples of all proposed materials which will be used on the exterior of
structures may be required with the elevation drawings.
D. Proposed floor plans for all floor levels of multi - family and non-
residential buildings, including locations of electrical, mechanical and gas
metering equipment, and storage areas for trash and recyclable materials.
E. A landscape plan indicating tree, shrub and ground cover species, size,
provisions for plant material watering.
F. A final circulation plan indicating pedestrian and vehicular movement
systems. This plan shall also include service access for receiving and
trash/recycling removal.
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G. A lighting plan showing foot - candle levels, luminaire location, fixture
type and height.
H. Rooftop equipment and screening plan and elevation drawings of rooftop
equipment and screening of views from adjacent streets and property.
I. A final drainage, grading, utility, and erosion and sedimentation control
plan. Such plans shall comply with the requirements of this ordinance.
J. Identification and delineation of all wetlands on the site including
preservation and filling and mitigation.
K. A written report which completely describes the proposal and indicates
covenants or agreements which will influence the use and maintenance of
the proposed development, describes the analysis of site conditions and
development objectives which has resulted in the planned development
proposal, describes any changes from the approved preliminary
development plan, and statement of which primary zoning district
provisions are being modified by the planned development.
L. A shift of density or intensity of the plan, if applicable. For example, a
ten -acre site with seven acres of "Commercial" guiding and three acres of
"Medium DensijyUfban Residential" guiding could be developed with 70
percent of the land area commercial and 30 percent of the land area at the
Medium residential fba '-esi ex tialdensity identified in the
Comprehensive Plan. This type of shift would only be allowed as part of a
PUD and the location of uses within the site would be determined as part
of the PUD process. This implementation technique would not require an
amendment to the Land Use Guide Plan Map.
M. Any other information deemed necessary by the City Staff in order to
evaluate plans.
N. Twenty copies of the above information shall be submitted no larger than
11 x 17 inches.
O. Five copies of the above information shall be submitted on 24 x 36 inch
sheets.
Subd. 10. Performance Guarantees
A. The City Council shall require the owner and developer of a PUD to
execute a development agreement which may include, but not be limited
to, the approved development plan, conditions of approval, association and
maintenance agreements, and a time table for construction.
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B. The City Council shall require an applicant for PUD
rezoning /development plan to post a performance bond or irrevocable
letter of credit with the City Clerk to insure that the development will be
executed in performance with the approved final PUD development plan.
C. The City Council is empowered to require that all required improvements
be constructed and completed prior to the issuance of any occupancy
permits.
D. Construction of each PUD development shall be commenced within one
year after the effective date of the PUD rezoning by the City Council.
Upon good cause shown, the City Council may extend the time for one
additional year. If construction is not commenced within these time
periods, any building permits issued for the PUD shall be void and the
Planning Commission may initiate proceeding to rezone the subject
property.
E. Any building permit issued for construction pursuant to PUD rezoning
shall be valid only so long as there is compliance with the final
development plan as accepted by the City Council.
Subd. 11. Changes To Final Development Plans. Minor changes to final development
plans adopted by the city council may be approved by the city administrator,
provided that the changes do not involve the following:
A. Increase in floor area of structures or number of dwelling units.
B. Change in exterior building material.
C. Alteration of any condition attached or modification to the final
development plan made by the City Council.
D. A major change to a final development plan which is at variance with any
standards of the City Code or is less restrictive than any conditions of
approval for the initial final development plan, shall require approval by a
majority vote of all members of the City Council.
(Ord. 224, passed 10- 27 -05)
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District Regulations Corcoran Zoning Ordinance
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1040.44&145 — PI (Public /Institutional)
Subd. 1. Purpose. The purpose of the PI district is to provide a zoning district specifically
for uses oriented to the general public and semi - public uses. This district is
unique in that it generally provides services to the public rather than a sale of
goods. Uses within this district will generally be compatible with adjacent uses
and will have access from an arterial or collector road. New development within
this district will be allowed only when a full range of municipal services and
facilities are available to serve the area.
Subd. 2. Permitted Uses.
A. Civic Buildings, such as City Hall, libraries, fire stations, etc.
B. Day Care Facilities, state licensed, as defined by statute.
C. Educational facilities, K -12.
�.IFAWAWAIITAWSI
L—D. Government and public utilities buildings and structures.
F-. E. Parks, playgrounds, trails, other recreational facilities of a non - commercial
nature and directly related buildings and structures.
F.F. Places of Worship /Assembly.
Imms -1
Subd. 3. Accessory Uses.
A. Accessory structures as regulated by Section 1030.020 of this chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
D-.C. Play and recreational facilities, including swimming pools and tennis
courts, for use of the property owner and guests.
Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions
outlined in Section 1070.020 of this ordinance and the specific standards and
criteria that may be cited for a specific use:
A. Cemeteries and Memorial Gardens.
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B. Community Centers.
C. Day Care, Commercial, accessory to permitted uses in this district.
D. Funeral Homes and Mortuaries.
E. Golf Courses and other outdoor recreational facilities of a commercial nature.
F. Hospitals ^r ,...,ilar- inst ttAio s.Hospitals, nursing home and similar care
facilities.
G Medieal and Dent,, O ffiee Offices, medical and professional.
H. Towers and Antennas (freestanding) as regulated by Section 1060.100
(Telecommunications Services) of the Zoning Ordinance.
I. Trade Schools, Seminaries and other Higher Education Facilities
Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined
in Section 1070.030 of this ordinance and the specific standards and criteria that
may be cited for a specific use:
A. Temporary structures, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
Subd. 6. Uses by Administrative Permit.
A. Accessory buildings and structures for a use accessory to the principal
commercial or business use provided such structure does not exceed 30
percent of the gross floor space of the principal use.
B. Essential Services, as allowed by Section 1030.090.
C. Towers and Antennas as regulated by Section 1060.100
(Telecommunications Services) of the Zoning Ordinance, only when co-
located.
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Subd. 7. Area Requirements. The following minimum requirements shall be met in the
PI district. Properties may be subject to special requirements for overlay districts
as noted in Section 1050 (Overlay Districts):
Minimum Ietealot area:
10 acres
Minimum lot width
200 feet
Minimum lot depth
200 feet
Structure Setbacks:
From Arterial Streets
50 feet
Front, From all other streets
50 feet
Side
50 feet
Rear
50 feet
Maximum Building Height
45 feet
Maximum Impervious Surface Coverage
70%
(Ord. 200, passed 07- 22 -04)
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Overlay Districts Corcoran Zoning Ordinance
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SECTION 1050 — OVERLAY DISTRICTS
1050.010 - Wetland Overlay District
Subd. 1. Findings, Intent and Incorporation by Reference.
A. The City has determined that wetlands serve to maintain water quality by
filtering water that is discharged into ground water aquifers and by retaining
inorganic sediments, toxicants and nutrients. They also retain and reduce the
discharge of phosphorus and transform nutrients from their inorganic to
organic forms, thereby protecting streams and water bodies from
eutrophication and contamination. Wetlands also store runoff and reduce the
velocity and magnitude of flood peaks.
B. Wetland vegetation also prevents the erosion of shoreline areas. Wetland
vegetation provides food, shelter, and important habitat for wildlife. All of
these wetland characteristics provide valuable recreation and education
resources.
C. The City has also found that wetlands vary significantly in the degree that
they have been altered. Wetlands within the City exhibit great variations in
their floral diversity, quality of wildlife and fishery habitat, degree of
fluctuation in response to storms, the extent to which their shorelines have
been altered or eroded, and their relative value in protecting water quality.
Therefore, the City has found it necessary and beneficial to classify wetlands
based upon their functions and values. The City has also found that it is in the
best interest of the general health and welfare of the City to achieve no net
loss of wetlands within the community.
D. The City recognizes that a substantial amount of wetland degradation results
from sedimentation and nutrient loading related to construction projects.
Therefore, the City finds it necessary to require extraordinary measures to
prevent such construction related degradation.
E. In addition to having regulations that affect the physical impacts within
wetland areas the City also finds that it is necessary to regulate the use of
lands surrounding wetlands. Buffer strips are necessary and beneficial to
maintaining the health of wetlands. These strips of land surrounding wetlands
protect their shorelines from erosion, while serving to filter sediment,
chemicals and other nutrients before the storm water discharges into the
wetland. Buffer strips are also beneficial in providing habitat for wildlife.
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
F. This section hereby incorporates by reference the Wetlands Conservation Act
of 1991 [Minn. Stat. 103G.221 et seq. (hereinafter referred to as the WCA)]
and any future amendments adopted by the legislature. All wetlands, as
defined in Section 1020.020 of this Chapter, including those governed by the
Department of Natural Resources, are covered by the other provisions of this
Chapter. Also, there are circumstances under which the strict enforcement of
these regulations may be unreasonable and in circumstances that meet the
criteria established in Subd. 5 of this chapter, departures from the strict
application of these standards may be permitted.
G. It is the intent of this Chapter to avoid the alteration and destruction of
wetlands. When wetlands are altered or destroyed, the mitigation must be
provided to recreate the functions and values of the wetland.
Subd. 2. Purpose and Implementation.
A. Through the adoption and enforcement of this section, the City shall promote
the general health, safety, and welfare of its residents by both conserving and
protecting wetlands and requiring sound management practices and
mitigation as provided for in the WCA when development occurs in the
vicinity of wetlands. Through the implementation of this section, the City
seeks to accomplish the following purposes:
1. To satisfy the requirements of the WCA as it may be amended and,
thereby achieve no net loss of wetlands within the City;
2. To balance the needs to preserve and protect natural resources and systems
with both the rights of private property owners and the need to support the
efficient use of developable land within the City;
3. To preserve the natural character of the landscape through the
maintenance of wetland ecosystems;
4. To promote water quality by maintaining the ability of wetlands to
recharge ground water and receive the discharge of ground water, to retain
sediment and toxicants and filter nutrients from surface water runoff
before it discharges into community lakes and streams, thus avoiding the
contamination and eutrophication of these water features; and
5. To provide wildlife habitat and thereby support the maintenance of
diversity of both plant and animal species within the City.
B. To accomplish these purposes, the City:
1. Has conducted an inventory of wetlands and other natural areas within the
City;
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
2. Has developed a system of classification for wetlands within the City and
classified the City's wetlands based upon their relative values related to
floral diversity, wildlife habitat, water quality protection, fishery habitat,
flood storage, shoreline protection, and aesthetic, recreational and
educational benefits using the Minnesota Rapid Assessment (MNRAM)
methodology;
3. Has prepared and maintains a comprehensive set of official maps
identifying the location and classification of wetlands inventoried in the
Natural Resources Inventory;
4. Has established wetland regulations that are coordinated with flood plain
and shoreland protection regulations;
5. Requires sound management practices to protect, conserve, maintain,
enhance, and improve the quality of wetlands within the community;
6. Enforces standards for the alteration of wetlands when alteration is
allowed, including standards and procedures for the mitigation of the loss
of wetland areas and their functions and values, when alteration or
destruction occurs;
7. Obtains protective easements over or acquires fee title to wetlands as
appropriate;
8. Educates the public about the numerous benefits and features that wetland
provide and the adverse effects of improperly managed development on
wetlands.
Subd. 3. General Provisions.
A. Identification and Delineation of Wetlands
1. This section shall apply to all land containing wetlands and land within the
setback and buffer areas required by this section. Wetlands shall be
subject to the requirements established herein, as well as restrictions and
requirements established by other applicable Federal, State, and City
ordinances and regulations. These wetland protection regulations shall not
be construed to allow anything otherwise prohibited in the zoning district
where the wetland is located.
2. A wetland is land that meets the definition of "wetlands" set forth in
Section 1020.020. The classification of a wetland shown on the officially
adopted City map will be prima facie evidence of the classification of a
wetland.
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
3. The presence or absence of a wetland on the official maps does not
represent a definitive determination as to whether a wetland covered by
this section is or is not present. Wetlands that are identified during site
specific delineation activities but do not appear on the official wetland
maps are still subject to the provisions of the section. Areas that appear on
the official wetland maps as wetlands that are not identified as wetlands
during site specific delineation activities are not subject to the provisions
of this section.
4. It will be the responsibility of an applicant for required City approvals or
permits to delineate the exact wetland boundary or to determine that no
wetland exists on a subject property. All delineations must be reviewed
and approved by the City or its delegated authority.
5. If an applicant questions whether a wetland exists or disputes its
classification on the official map, the applicant shall have the burden to
supply detailed information for review supporting the applicant's
assertion, including but not limited to, topographic, hydrologic, floristic,
and/or soil data deemed necessary by the City to determine the
jurisdictional status of the wetland, its exact boundary and its
classification. Wetland delineations supplied by applicants shall be
certified by a qualified wetland delineator. Wetland delineators must
satisfy any certification requirements that may be established by the U.S.
Army Corps of Engineers or the Minnesota Board of Water and Soil
Resources.
6. Applicants seeking a change in wetland classification must submit to the
City a completed MNRAM version 1.0 form, or the most recent version.
The technical evaluation panel will review the request for change. The
technical evaluation panel will make a recommendation to the city
regarding a change in classification.
7. Only that portion of a property within the boundaries of a wetland shall be
subject to the provisions of this section.
8. This section establishes three wetland classifications as defined in Section
1020.020: High Quality, Medium Quality, and Low Quality.
Subd. 4. General Standards.
The following standards apply to all lands within and/or abutting a wetland:
A. Septic and soil absorptions systems must be setback a minimum of 75 feet
from the City approved boundary of the wetland.
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Overlay Districts Corcoran Zoning Ordinance
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B. The lowest ground floor elevation shall be 2 feet above the 100 -year flood
elevation or three feet above the Ordinary High Water Mark of public waters
regulated by Section 1050.020, whichever is greater.
C. Structures intended to provide access across a wetland shall be prohibited
unless a permit is obtained in conformance with State Regulations.
D. The MPCA's Best Management Practices shall be followed to avoid erosion
and sedimentation during the construction process.
E. City inspection schedules and fines for erosion control will double on projects
abutting wetlands.
F. Before the City issues a building permit for a lot with a required wetland
buffer, the lot owner shall:
1. Record a notice of the wetland buffer requirement against the title to the
lot with the office of the Hennepin county Recorder or Registrar of Titles,
and
2. Install the wetland monuments required by Subd. 7 of this Chapter.
Subd. 5. Wetland Buffer Strips and Setbacks.
A. For lots of record created after March 23, 2004, a buffer strip shall be
maintained abutting all wetlands identified in Subd. 3 below. The setback
and buffer provisions of this Chapter shall not apply to lots of record on
March 23, 2004, to developments for which conditional use permits, site
plans, and preliminary plats, final plats or preliminary or final planned unit
development plans have been approved by the City within 2 years prior to
March 23, 2004, or to developments for which complete applications for any
of the above actions have been accepted by the City for review, but not yet
acted upon, prior to March 23, 2004. The City does, however, strongly
encourage the use of a wetland buffer and setback on all lots in the City.
B. Wetland buffer strips and structure setbacks shall apply to all parcels of land
whether or not the wetland is on the same parcel as a proposed development.
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
C. Wetland buffer strips are required on wetland sizes and types as follows:
Wetland Buffers and Setback Requirements
High
Medium
Low
Wetland Buffer Average Width:
50'
25'
15'
Wetland Buffer Width (Min.):
40'
20'
10'
Wetland Buffer Width (Max.):*
60'
40'
20'
Structure Setback (from Buffer): **
15'
15'
15'
Total Buffer and Setback (Average):
65'
40'
30'
* Buffer widths in excess of the listed maximums shall not be used in calculating average buffer
width.
** These setbacks shall take precedence over other setbacks required in this chapter. These setbacks
apply to structures only —a 5 -foot setback is required for roads and parking lots. Trails that serve an
interpretive function may be exempted from buffer and setback requirements.
EXAMPLE OF BUFFER AND SETBACK
Applied to a High Quality Wetland
Lot Line 15' Rear
Setback
w
I `t=
■ k�i
■
High Quality
Building Area 50' Buffer
■
M
e ■ J,
D. Not withstan4i ^Notwithstanding the foregoing, wetland buffer strips are not
required for:
1. A wetland if Minnesota Statutes Section 103G.2241, subdivision 4, 5 or 9
would exempt the draining or filling of that wetland from the replacement
plan requirements of Minnesota Statutes Section 103G.222, or
2. A wetland that is a Type 1, 2 or 6 wetland as defined in Minnesota
Statutes Section 103G.005, subdivision 17b and that is located outside the
Natural Resources Corridors identified on official City maps.
E. Buffer strip vegetation shall be established and maintained in accordance
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Overlay Districts Corcoran Zoning Ordinance
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with the requirements found in this Subdivision. During the first 2 years, any
buffer vegetation that does not survive must be replanted. After 2 years, if
the condition of the buffer area changes through natural processes not caused
by the property owner, the owner shall not be required to reestablish the
buffer area to meet the standards contained in Subd. 8 of this Chapter. Buffer
strips shall be identified within each lot by permanent monuments approved
by the City.
F. For roadways that must be aligned either adjacent to or across wetlands and
are subject to WCA replacement requirements, additional wetland filling to
create a buffer strip shall not be required. Trails that the City has determined
serve an interpretive function may also be exempted from the buffer
requirement. All other roadways and trails shall meet the buffer standards
established in this Subd. or in Subd. 6 below.
G. If the area of the buffer has a preconstruction slope of 12 percent or greater,
the buffer shall be at the applicable maximum for width for the wetland
classification. The use of a meandering buffer stripe to maintain a natural
appearance is encouraged but not required in areas of flat topography.
H. The required structure setback shall apply to all structures, except that such
structure setback shall be reduced to 5 feet for roadways, trails, and parking
lots, and their related retaining walls and fences.
I. Wetland buffer strips not required by this section may be voluntarily created
in conformance with the requirements of this section concurrent with
approval of a site plan, or in the absence of a site plan, upon approval of an
administrative permit.
Subd. 6. Alternative Wetland Buffer Strips and Setbacks: With Extraordinary
Management Measures.
A. Because of the unique physical characteristics of a specific parcel of land,
narrower buffer strips may be necessary to allow for a reasonable use of land,
B. The City Council may approve alternative standards, based on an assessment
of the following:
1. Size of the parcel
2. Existing roads and utilities
3. Percentage of parcel impacted by wetlands
4. Configuration of wetlands on the parcel
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Corcoran Zoning Ordinance
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5. Quality of the affected wetlands
C. The City Council will evaluate the appropriateness of using the alternative
standards as a part of its review of a sketch plan. An applicant must receive
Council approval through this review process prior to submitting a
preliminary plan or plat application that applies the alternative buffer strip
standards.
D. Alternative standards shall not be allowed on wetlands within the Natural
Resource Corridors identified on official City maps.
E. In instances where the City Council approves alternative buffer standards, an
applicant will be required to apply extraordinary management measures to
control erosion, sedimentation and nutrient loading during and for two years
after construction. The applicant must demonstrate that the proposed
measures will limit dissolved phosphorus concentration to one milligram per
liter (mg /1) or less. Buffer strips and structure setbacks shall meet the
following standards:
Alternative Wetland Buffers and Setbacks, With Extraordinary Measures
High
Medium
Low
Average Wetland Buffer Width
25'
15'
10'
Wetland Buffer Width (Minimum)
20'
10'
5'
Wetland Buffer Width (Maximum)*
30'
20'
15'
Structure Setback from Buffer **
15'
15'
15'
Total (Average):
40'
30'
25'
* Buffer widths in excess of the listed maximums shall not be used in calculating the average buffer
width.
** These setbacks shall take precedence over other setbacks required in this Chapter. Structure
setbacks apply to structures only; roads, trails and parking lots shall have a 5 -foot required setback.
F. Extraordinary management measures that may be permitted in conjunction
with and up -slope from the buffer strip and setback requirements listed above
include, but are not limited to measures that add redundant protections to
normal required Best Management Practices.
G. The applicant shall be responsible to submit all of the necessary information
to document that the proposed extraordinary construction and stormwater
management practices (hereinafter referred to as "Extraordinary Management
Practices ") will at least duplicate the performance of the required buffers and
setbacks shown in Subd. 5 of this Chapter, if not exceed it. The applicant
shall also have the burden of proving that the purpose and objectives of the
Chapter will be met through the use of these Extraordinary Management
Practices.
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
H. The approval of any Extraordinary Management Practices shall be
conditioned upon a site improvement performance agreement (Section
1070.050, Subd. 9 of this Chapter) that includes a binding commitment to the
maintenance of the proposed alternative treatments throughout their useful
life.
Subd. 7. Monument Required.
A permanent wetland buffer monument shall be installed at each lot line where it
crosses a wetland buffer, and where needed to indicate the contour of the buffer,
with a maximum spacing of 200 feet of wetland edge. If no buffer is required, the
monument shall be at the edge of the wetland.
Subd. 8. Buffer Strip Vegetation Performance Standards.
A. Where acceptable natural vegetation exists in buffer strip areas, the retention
of such vegetation in an undisturbed state is preferred. A buffer strip has
acceptable natural vegetation if it:
1. Has a continuous, dense layer of perennial grasses that have been
uncultivated or unbroken for at least 10 consecutive years, or
2. Has an overstory of trees and /or shrubs with at least 80 percent canopy
closure that have been uncultivated or unbroken for at least 10 consecutive
years, or
3. Contains a mixture of the plant communities described in (1) and (2)
above, that have been uncultivated or unbroken for at least 10 consecutive
years.
B. Notwithstanding the above performance standards, the City may determine
existing buffer vegetation to be unacceptable if:
1. It is composed of undesirable plant species (including, but not limited to
reed canary grass, common buckthorn, purple loosestrife, leafy spurge and
noxious weeds), or
2. It is lacking a layer of organic thatch or duff, or
3. Has topography that tends to channelize the flow of surface runoff, or
4. For some other reason it is unlikely to retain nutrients and sediment.
C. Where buffer areas, or a portion thereof, are not vegetated or have been
cultivated or otherwise disturbed within 10 years of the permit application,
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
such areas shall be re- planted and maintained according to each of the
following standards:
1. The soil in wetland buffer strips shall be amended, as necessary, to ensure
that the soil has an organic content of not less than 10 percent and not
more than 20 percent.
2. Buffer zones shall be planted with a seed mix containing 100 percent
perennial native plant species, except for a one -time planting of an annual
nurse or cover crop such as oats or rye.
3. The seed mix to be used shall consist of at least 12 pounds pure live seed
(PLS) per acre of native prairie grass seed and 5 pounds PLS per acre of
native forbs. Native prairie grass and native forb mixes shall contain no
fewer than 4 and 5 species respectively.
4. The annual nurse or cover crop shall be applied at a rate of 20 pounds per
acre.
5. Native shrubs may be substituted for forbs. Such shrubs may be bare root
seedlings and shall be planted at a rate of 60 plants per acre. Shrubs shall
be distributed so as to provide a natural appearance and shall not be
planted in rows.
6. Any ground cover or shrub plantings installed in buffer areas are
independent of landscaping requirements set forth elsewhere in the City
code and City policy.
7. Native prairie grasses and forbs shall be planted by a qualified contractor
using a drill designed for native prairie grass seedlings, such as a Truax or
Nesbitt Native Grass Drill or a John Deere 1550 Power -Till Seeder.
8. No fertilizer shall be used in establishing new buffer zones, except on
highly disturbed sites when deemed necessary to establish acceptable
buffer vegetation and then limited to amounts indicated by an accredited
soil testing laboratory.
9. All seeded areas shall be mulched immediately with clean straw at a rate
of 1.5 tons per acre. Mulch shall be anchored with a disk or tackifier. On
slopes that are steeper than 3:1, additional soil stabilization materials such
as straw mat or coconut fiber mat shall be used, as specified in the
MnDOT Seeding Manual 2000, or most recent MnDOT manual.
10. Buffer zones (both natural and created) shall be protected by silt fence
during construction and the fence shall remain in place until the area crop
is established.
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
11. Applicants may obtain from the City a set of standard seeding and planting
specifications for buffer zones that meet all City requirements.
D. During the first 2 years, the developer shall replant any buffer vegetation that
does not survive. After 2 years, if the condition of the buffer area changes
through natural processes not caused by the property owner, the owner shall
not be required to reestablish the buffer area to meet the standards established
in this subdivision.
Subd. 9. Encroachment in Required Setback and Buffer Areas.
A. Patios and decks may encroach up to a maximum of 6 feet into required
structure setback areas. Porches may not encroach into required setback
areas. Buffer and wetland areas must be kept fee of all structures, including
fences and play equipment.
B. Water quality ponds may encroach into required wetland buffer areas,
provided that the amount of buffer encroached upon does not exceed 50
percent of the total area required for such ponding, and provided that the
amount of buffer encroached upon does not exceed 50 percent of the total
area required for buffering. These limitations may be exceeded where two -
cell water quality ponding is utilized.
Subd.10. Variances.
A. Requests for variances shall be made in accordance with the procedures and
requirements set forth in Section 1070.040 of this Chapter.
B. Variances shall only be granted when the standards and criteria set forth in
Section 1070.040 of this Chapter have been met. Variances shall not be
granted which would circumvent the intent and purposes of this subdivision.
(Ord. 211, passed 12- 21 -04, Ord. 237, passed 11- 20 -06)
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Title X: 1050 -12
Corcoran Zoning Ordinance
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Overlay Districts
August 24, 2009
1050.020 - Shoreland Overlay District
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Subd. 1_ Statutory Authorization, Findings of Fact and Statement of Purpose.
A. Statutory Authorization. This shoreland ordinance is adopted pursuant to the
authorization and policies contained in Minnesota Statutes, Chapter 105,
Minnesota Regulations, Parts 6120.2500- 6120.3900, and the planning and
zoning enabling legislation in Minnesota Statutes, Chapter 462.
B. Findings of Fact. The uncontrolled use of shorelands of the City of Corcoran,
Minnesota affects the public health, safety and general welfare not only by
contributing to pollution of public waters, but also by impairing the local tax
base. Therefore, it is in the best interests of the public health, safety, and
welfare to provide for the wise subdivision, use and development of
shorelands of public waters.
C. Statement of Purpose. The Legislature of Minnesota has delegated
responsibility to local governments of the state to regulate the subdivision, use
and development of the shorelands of public waters and thus preserve and
enhance the quality of surface waters, conserve the economic and natural
environmental values of shorelands, and provide for the wise use of waters
and related land resources. This responsibility is hereby recognized by the
City of Corcoran.
Subd. 2. General Provisions.
A. Jurisdiction. The provisions of this ordinance shall apply to the shorelands of
the public water bodies as classified in Section 1050.020, Subd. 3 of this
ordinance.
B. Compliance. The use of any shoreland of public waters; the size and shape of
lots; the use, size, type and location of structures on lots; the installation and
maintenance of water supply and waste treatment systems, the grading and
filling of any shoreland area; the cutting of shoreland vegetation; and the
subdivision of land shall be in full compliance with the terms of this ordinance
and other applicable regulations.
C. Enforcement. The Zoning Administrator is responsible for the administration
and enforcement of this ordinance. Any violation of the provisions of this
ordinance 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. Violations of this ordinance can occur
regardless of whether or not a permit is required for a regulated activity
pursuant to Section 1050.020, Subd. 3 of this ordinance.
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
D. Interpretation. In their interpretation and application, the provisions of this
ordinance 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.
E. Abrogation and Greater Restrictions. It is not intended by this ordinance to
repeal, abrogate, or impair any existing easements, covenants, or deed
restrictions. However, where this ordinance imposes greater restrictions, the
provisions of this ordinance shall prevail. All other ordinances inconsistent
with this ordinance are hereby repealed to the extent of the inconsistency only.
F. Severability. If any section, clause, provision or portion of this ordinance is
adjudged unconstitutional or invalid by a court of competent jurisdiction, the
remainder of this ordinance shall not be affected thereby.
Subd. 3. Shoreland Classification. The public waters of the City of Corcoran have been
classified below consistent with the criteria found in Minnesota Regulations, Part
6120.3300, and the Protected Waters Inventory Map for Hennepin County,
Minnesota.
Natural Environment Lakes
Jubert Lake
Tributary Rivers /Streams
North Fork Rush Creek
Rush Creek
Unnamed Tributary
Spurzem Creek
Unnamed Tributary
Protected Waters ID#
165P
Legal Description
Legal Description
T119 R23 W S29, 32
T119 R23 W Sections 2, 3, 4, 5, 7, 8,11,18,19
T119 R23 Sections 13, 21, 22, 23,24,28,29
T119 R23 Sections 11, 14, 15
T119 R23 Sections 33, 34
T119 R23 W Sections 23, 26, 34, 35
The shoreland area for these waterbodies shall be shown on the Official Zoning Map.
Subd. 4. Land Use. The intent of this overlay district is to guide the wide development of
public waters shoreland, thus preserving the quality of surface waters, preserving
natural resources and providing for the wise utilization of water and related land
resources in the City. The regulations in this overlay district are intended to
manage areas suitable for development of various types as allowed in the
underlying zoning district. It is the intent of this overlay district to be used in
conjunction with the adopted land use regulations and requirements of this
Chapter and over other ordinances, codes and policies. The allowable uses in the
Title X: 1050 -14
Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
shoreland management overlay district shall be as identified in the Zoning
Ordinance and reflected on the Zoning Map.
Subd. 5. Zoning and Water Supply /Sanitary Standards.
A. Let Are Lot area and Width Standards
The lot area and width standards (in feet) for single family, two family and
townhome residential lots created after the date of enactment of this ordinance
are the following:
1. Unsewered Natural Environment Lakes
Riparian Lots
Nonriparian Lots
Area Width
Area
Width
Single 80,000 200
80,000
200
Two family 120,000 300
160,000
400
Multi- family 200,000 500
320,000
800
2. Sewered Natural Environment Lakes
Riparian Lots
Nonriparian Lots
Area
Width
Area Width
Single 40,000
125
20,000 125
Two family 70,000
225
35,000 220
Multi- family 130,000
425
65,000 410
3. River /Stream Lot Width Standards.
There is no minimum lei sizelot area requirement for rivers and streams. The
lot width standards for residential developments are:
Tributary Stream
No Sewer Sewer
Single 100 75
Two family 150 115
Multi - family 250 190
B. Special Provisions
1. Residential subdivisions with dwelling unit densities exceeding those in
the tables above can only be allowed if designed and approved as
residential planned unit developments. Only land above the ordinary high
water level of public waters can be used to meet lot area standards, and lot
width standards must be met at both the ordinary high water level and at
the building line. The sewer lot area dimensions in Section 3 above can
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August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
only be used if publicly owned sewer system service is available to the
property.
2. Subdivisions of two family dwellings and townhomes on Natural
Environment Lakes must also meet the following standards:
a. Each building must be set back at least 200 feet from the OHWL.
b. Each building must have common sewage treatment and water systems
in one location and serve all dwelling units in the building.
c. Watercraft docking facilities for each lot must be centralized in one
location and serve all dwelling units in the building; and
d. No more than 25 percent of a lake's shoreline can be in two family or
townhome developments.
C. Placement, Design and Height of Structures
1. When more than one setback applies to a site, structures and facilities
must be located to meet all setbacks. Where structures exist on the
adjoining lots on both sides of a proposed building site, structure setbacks
may be altered without a variance to conform to the adjoining setbacks
from the ordinary high water level, provided the proposed building site is
not located in a shore impact zone or in a bluff impact zone. Structure
setbacks (in feet) from the Ordinary High Water Level are as follows:
2. Structures without water oriented needs must be placed on nonriparian
lots, or be double the structure setback, or screened from view from public
waters by vegetation, topography, or both.
Title X: 1050 -16
Structures
Sewage Treatment
Waters Classification
Sewered
Unsewered
Systems
Natural Environment
Lakes
150
150
150
Tributary
River /Stream
100
50
75
2. Structures without water oriented needs must be placed on nonriparian
lots, or be double the structure setback, or screened from view from public
waters by vegetation, topography, or both.
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Corcoran Zoning Ordinance
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3. The following additional structure setbacks apply, regardless of the
classification of the water body:
Setback From:
Setback in feet
Top of bluff
30
Un latted cemetery
50
Right -of -way line of Federal, State
or County highway
50
Right -of -way line of town road,
public street or other roads or streets
not classified
20
4. Structures and accessory facilities, except stairways and landings, must
not be placed within bluff impact zones.
D. Design Criteria for Structures
1. Structures must be placed in accordance with floodplain regulations
applicable to the site as required in Section 1050.030.
a. Section 1050.030 requires that all structures, including accessory
structures, additions to existing structures, and manufactured homes,
shall be constructed so that the basement floor, or first floor if there is
no basement, is at least 2 feet above the regional flood elevation.
b. Each lot may have one water - oriented accessory structure not meeting
the normal structure setback requirements of this ordinance if this
water - oriented accessory structure complies with the following
provisions:
c. The structure or facility must not exceed 10 feet in height, exclusive of
safety rails, and cannot occupy an area greater than 250 square feet.
Detached decks must not exceed eight feet above grade at any point.
d. The setback of the structure or facility from the ordinary high water
level must be at least 10 feet.
e. The structure or facility must be treated to reduce visibility as viewed
from public waters and adjacent shorelands by vegetation, topography,
increased setbacks, or color, assuming summer, leaf -on conditions.
f. The roof may be used as a deck with safety rails but must not be
enclosed or used as a storage area.
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g. The structure or facility must not be designed or used for human
habitation and must not contain water supply or sewage treatment
facilities.
2. All structures in residential districts, except churches and nonresidential
agricultural structures, are limited to a maximum height of 25 feet in
height.
Subd. 6. Shoreland Vegetative Buffers.
A. Buffer Requirements and Standards. For lots of record created after March
23, 2004, a buffer area shall be maintained abutting all lakes, rivers and
streams. Buffer sizes and other requirements are included in Section
1050.010. Buffer vegetation shall be established and maintained in
accordance with the requirements that follow.
1. Buffer area vegetation shall be considered adequate when the buffer has a
continuous, dense layer of perennial grasses, flowers, trees, and/or shrubs
that have been undisturbed (i.e., not cultivated, mown or disturbed) for at
least 10 consecutive years. Vegetation shall be considered unacceptable
if:
a. It is composed of noxious weeds.
b. Topography or sparse vegetation tends to channelize the flow of
surface water;
c. For some other reason the vegetation is unlikely to retain nutrients and
sediment.
2. Where buffer areas, or a portion thereof, are not vegetated, or have been
cultivated or otherwise disturbed within the past 10 years of the permit
application, such areas shall be re- planted and maintained according to
each of the following standards:
a. Buffer areas shall be planted with a seed mix containing 100 percent
perennial native plant species, except for a one -time planting of annual
nurse or cover crop such as oats or rye.
b. The seed mix to be used shall consist of at least 15 pounds pure live
seed (PLS) per acre of native grass seed and 1 pound PLS per acre of
native forbs. Native grass and native forb mixes shall contain no
fewer than 4 and 5 species respectively.
c. The annual nurse or cover crop shall be applied at a rate of 20 pounds
per acre.
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
d. Native shrubs may be substituted for forbs. Such shrubs may be bare -
root stock and shall be planted at a rate of 60 plants per acre. Shrubs
shall be distributed so as to provide a natural appearance and shall not
be planted in rows.
e. Native grasses and forbs shall be planted by a qualified contractor by
using a drill designed for native grass seeding or by broadcasting or
hydroseeding at Minnesota Department of Transportation rates
(MNDOT Standard Specifications for Construction).
f. All seeded areas shall be mulched immediately with clean straw at a
rate of 1.5 tons per acre. Mulch shall be anchored with a disk or
tackifier.
g. Buffer areas (both natural and seeded) shall be protected by erosion
control measures as determined by the City. These must be employed
during construction until permanent ground cover is established to
prevent siltation of the buffer area and wetlands.
h. A walking trail may be established within a shoreland buffer area. The
trail should be constructed to minimize erosion. An undisturbed area
of vegetative buffer at least 10 feet in width should remain between the
trail and the wetland edge or the top of the stream bank.
3. Buffer areas shall be identified by permanent monuments acceptable to the
City. In residential subdivisions, a monument is required for each lot. In
other situations, a monument is required for each 300 feet of wetland edge.
4. The clearing and removal of vegetation in the buffer area is prohibited,
except for selective clearing and pruning of individual trees that are dead,
diseased, noxious weeds, or hazards.
5. Owners are encouraged to leave dead trees and branches in the buffer area,
because they are part of the native natural environment and provide
necessary habitat to may birds and native wildlife. Dumping yard waste in
buffer areas, including leaves and grass clippings, is prohibited by this
ordinance.
6. All buffer areas are measured from the ordinary high water level as
marked in the field.
7. The following buffer sizes are minimum requirements for stream buffers.
Classification of lakes and wetlands in shoreland areas and buffer sizes
shall be consistent with the City's Wetland Overlay District 1050.010.
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Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Stream Type
Average Buffer Width
Minimum Buffer
Structure Setback
Tributary Stream
25'
20'
50'
8. The City may recommend buffer averaging for buffers in instances where
it will provide resource protection to a valuable adjacent upland habitat, or
allow for reasonable use of property, provided that the total buffer area on-
site contained in the buffer area remains the same. Buffer averaging in
shoreland areas will be consistent with buffer averaging requirements in
the Wetland Overlay District (Section 1050.010).
9. If the area of the buffer has a pre - construction slope of 12 percent or
greater, the buffer shall be at the maximum width for the applicant's
stream classification. The use of a meandering buffer area to maintain a
natural appearance is encouraged, but not required in areas of flat
topography.
Subd. 7. Shoreland Buffer Area Mitigation.
A. Where alteration of a stream buffer area is approved and mitigation is
required, mitigation must result in equal or improved buffer function and
value. Mitigation plans must address water quality protection and wildlife
habitat. The following criteria shall be required for stream buffer area
mitigation:
B. Buffers must be replaced at a 1:1 ratio.
C. Mitigation should always result in equal or improved buffer function and
value. The function and value will include protection of water quality and
provision of wildlife habitat.
D. Mitigation involving the buffer area shall provide landscaping for nesting,
food for wildlife, wildlife cover, and utilize a diversity of native flora (trees,
shrubs, grasses, herbaceous plants) to encourage wildlife diversity.
E. Stream buffer mitigation should be undertaken on site. If this is not feasible,
mitigation should occur locally within the subwatershed. If this is not
possible, mitigation should occur outside the subwatershed, elsewhere in the
City.
Subd. 8. Vegetation Alterations.
A. Exemptions. Vegetation alteration necessary for the construction of structures
and sewage treatment systems, agricultural uses, and the construction of roads
are exempt from the vegetation alternation standards that follow.
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Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
B. Alteration Standards
1. Intensive vegetation clearing such as mowing and cutting within the shore
and bluff impact zones and on steep slopes is not allowed.
2. In shore and bluff impact zones and on steep slopes, limited clearing of
trees and shrubs and cutting, pruning, and trimming of trees is allowed to
provide a view to the water from the principal dwelling site and to
accommodate the placement of stairways and landings, picnic areas,
access paths, livestock watering areas, beach and watercraft access areas,
and permitted water - oriented accessory structures or facilities, provided
that:
a. The screening of structures, vehicles, or other facilities as viewed from
the water, assuming summer, leaf -on conditions, is not substantially
reduced.
b. Along streams, existing shading of water surfaces is preserved; and
c. The above provisions are not applicable to the removal of trees, limbs,
or branches that are dead, diseased, or pose safety hazards.
Subd. 9. Topographic Alterations, Grading and Filling.
A. Permits. Grading and filling and excavations necessary for the construction of
structures, sewage treatment systems, and driveways under validly issued
construction permits for these facilities do not require the issuance of a
separate grading and filling permit. However, the grading and filling
standards in this Section must be incorporated into the issuance of permits for
construction of structures, sewage treatment systems, and driveways.
B. Standards
1. A grading and filling permit will be required for the movement of more
than 10 cubic yards of material on steep slopes or within shore and bluff
impact zones. A grading and filling permit will be required for the
movement of more than 50 cubic yards of material in a shoreland area that
is outside of steep slope and shore and bluff impact zones.
2. The following considerations and conditions must be adhered to during the
issuance of construction permits, grading and filling permits, conditional
use permits, variances and subdivision approvals:
a. Grading or filling in any wetland is subject to the regulations of the
Minnesota Wetland Conservation Act, reviews or approvals by other
local, state or federal agencies such as a watershed district, the
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August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
Minnesota Department of Natural Resources, or the United States
Army Corps of Engineers, and the City of Corcoran Wetland Overlay
District (Section 1050.010).
b. The proposed work should be evaluated for its effect on the following
functional values of the wetland: a) sediments and pollutant trapping
and retention; b) storage of surface runoff to prevent or reduce flood
damage; c) fish and wildlife habitat; d) recreational use; e) shoreline or
bank stabilization; or f) noteworthiness, including special qualities
such as historic significance and critical habitat.
c. Alterations must be designed and conducted in a manner that ensures
only the smallest amount of bare ground is exposed for the shortest
time possible.
d. Mulches or similar materials must be used, where necessary, for
temporary bare soil coverage, and a permanent vegetation cover must
be established as soon as possible.
e. Methods to minimize soil erosion and to trap sediments before they
reach any surface water feature must be used.
f. Altered areas must be stabilized to acceptable erosion control
standards consistent with the Minnesota Pollution Control Agency's
Best Management Practices.
g. Fill or excavated material must not be placed in a manner that creates
an unstable slope.
h. Plans to place fill or excavated material on steep slopes must be
reviewed by the City Engineer for continued slope stability and must
not create finished slopes of 30 percent or greater.
i. Any alterations below the ordinary high water level of public waters
must first be authorized by the Commissioner of Natural Resources
under Minnesota Statutes, section 103G.245.
j. Alterations of topography must only be allowed if they are accessory
to permitted or conditional uses and do not adversely affect adjacent or
nearby properties.
k. Placement of natural rock riprap, including associated grading of the
shoreline and placement of a filter blanket, is permitted if the finished
slope does not exceed 3 feet horizontal to one foot vertical, the
landward extent of the riprap is within 10 feet of the ordinary high
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water level, and the height of the riprap above the ordinary high water
level does not exceed 3 feet.
Excavations where the intended purpose is connection to a public
water, such as boat slips, canals, lagoons, and harbors, must be
controlled by local shoreland controls. Permission for excavations
may be given only after the commissioner has approved the proposed
connection to public waters.
3. Extractive Use Standards
a. Site Development and Restoration Plan. An extractive use site
development and restoration plan must be developed, approved, and
followed over the course of operation of the site. The plan must
address dust, noise, possible pollutant discharges, hours and duration
of operation, and anticipated vegetation and topographic alterations. It
must also identify actions to be taken during operation to mitigate
adverse environmental impacts, particularly erosion, and must clearly
explain how the site bill be rehabilitated after extractive activities end.
b. Setbacks for Processing Machinery. Processing machinery must be
located consistent with setback standards for structures from ordinary
high water levels of public waters and from bluffs.
Subd. 10. Placement and Design of Roads, Driveways and Parking Areas. Public and
private roads and parking areas must be designed to take advantage of natural
vegetation and topography to achieve maximum screening from view from public
waters. Documentation must be provided by a qualified individual that all roads
and parking areas are designed and constructed to minimize and control erosion to
public waters consistent with the Minnesota Pollution Control Agency's Best
Management Practices and the following:
A. Roads, driveways, and parking areas must meet structure setbacks and must
not be placed within shore and bluff impact zones, when other reasonable and
feasible placement alternatives exist. If no alternatives exist, they may be
placed within these areas, and must be designed to minimize adverse impacts.
B. Public and private watercraft access ramps, approach roads, and access - related
parking areas may be placed within the shore impact zones provided the
vegetative screening and erosion control conditions of this subpart are met.
For private facilities, the grading and filling provisions of this ordinance must
be met.
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
Subd. 11. Stormwater Management.
A. Design and Construction Standards
1. When possible, existing natural drainageways, wetland, and vegetated soil
surfaces must be used to convey, store, filter, and retain stormwater runoff
before discharge to public waters.
2. Development must be planned and conducted in a manner that will
minimize the extent of disturbed areas, runoff, velocities, erosion
potential, and reduce and delay runoff volumes. Disturbed areas must be
stabilized and protected as soon as possible and facilities or methods used
to retain sediment on the site.
3. When development density, topographic features, and soil and vegetation
conditions are not sufficient to adequately handle stormwater runoff using
natural features and vegetation, various types of constructed facilities,
such as diversion, settling basins, skimming devices, dikes, waterways,
and ponds may be used. Preference must be given to designs using
surface drainage, vegetation, and infiltration rather than buried pipes and
man -made materials and facilities.
4. Impervious surface coverage of lots must not exceed 25 percent of the lot
area.
5. When constructed facilities are used for stormwater management,
documentation must be provided by a qualified individual that they are
designed and installed consistent with National Urban Runoff (NURP)
Standards, requirements of the Elm Creek Watershed District, and the
Minnesota Pollution Control Agency's Best Management Practices as
described in Protecting Water Quality in Urban Areas.
6. New constructed stormwater outfalls to public waters must provide for
filtering or settling of suspended solids and skimming of surface debris
before discharge.
Subd. 12. Agricultural and Forest Management Use Standards.
A. Permitted Uses
General cultivation farming, grazing, nurseries, horticulture, forestry, truck
farming, sod farming, and wild crop harvesting are permitted uses if steep
slopes and shore impact zones are maintained in permanent vegetation or
operated under an approved conservation plan (Resource Management
Systems) consistent with the field office technical guides of the local soil and
water conservation districts or the United States Natural Resource
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
Conservation Service, as provided by a qualified individual or agency. The
shore impact zone for parcels with permitted agricultural land uses is equal to
a line parallel to and 50 feet from the ordinary high water level.
B. Animal Feedlots. Animal feedlots must meet the following standards:
1. New feedlots must not be located in the shoreland of watercourses or in
bluff impact zones, and must meet a minimum setback of 300 feet from
the ordinary high water level of all public waters basins; and
2. Modifications or expansions to existing feedlots that are located within
300 feet of the ordinary high water level or within a bluff impact zone are
allowed if they do not further encroach into the existing ordinary high
water level setback.
C. Forest Management Standards. The harvesting of timber and associated
reforestation must be conducted consistent with the provisions of the
Minnesota Nonpoint Source Pollution Assessment - Forestry and the provisions
of Water Quality in Forest Management "Best Management Practices in
Minnesota."
Subd.43. Administration.
A. Zoning Administrator. The Zoning Administrator is designated by the City
Council to enforce this ordinance. If he /she finds a violation of the provisions
of this ordinance, he /she shall notify the person responsible for such violation,
indicating the nature of the violation, and ordering the action necessary to
correct it.
B. Permits Required. A permit is required for the construction of buildings or
building additions (including such related activities as construction of decks
and signs), the installation and/or alteration of sewage treatment systems, and
those grading and filling activities not exempted by Subd. 9 of this ordinance.
Application shall be made to the Zoning Administrator on forms furnished by
him/her and shall include the following where applicable: plans 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.
C. State and Federal Permits. Prior to granting a permit or processing an
application for a Conditional Use Permit or Variance, the Zoning
Administrator shall determine that the applicant has obtained all necessary
State and Federal Permits.
D. Nonconforming Sewage Treatment System. Whenever a permit or variance
authorizes any improvement on, or new use of, a property in the shoreland
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August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
district, it will require reconstruction of any existing nonconforming sewage
system on the property to meet or exceed applicable rules of the Minnesota
Department of Health, the Minnesota Pollution Control Agency, specifically
chapter 7080 for individual sewage treatment systems, and any applicable
local government standards. The City of Corcoran will notify landowners in
shore impact zones about this requirement, and will also encourage property
owners to evaluate their sewage treatment systems and voluntarily upgrade
systems that are nonconforming.
E. Variances
1. Variances may only be granted in accordance with Minnesota Statutes,
Chapter 462, as applicable. A variance may not circumvent the general
purposes and intent of this ordinance. No variance may be granted that
would allow any use that is prohibited in the zoning district in which the
subject property is located. Conditions may be imposed in the granting of
a variance to ensure compliance and to protect adjacent properties and the
public interest. In considering a variance request, the City Council must
also consider whether the property owner has reasonable use of the land
without the variance, whether the property is used seasonally or year -
round, whether the variance is being requested solely on the basis of
economic considerations, and the characteristics of development of
adjacent properties.
2. The City Council shall hear and decide requests for variances in
accordance with the rules that it has adopted for the conduct of business.
When a variance is approved after the Department of Natural Resources
has formally recommended denial in the hearing record, the notification of
the approved variance required in Section F below shall also include the
board of adjustment's summary of the public record /testimony and the
findings of facts and conclusions which supported the issuance of the
variance.
3. For existing developments, the application for variance must clearly
demonstrate whether a conforming sewage treatment system is present for
the intended use of the property. The variance, if issued, must require
reconstruction of a nonconforming sewage treatment system.
F. Notifications to the Department of Natural Resources
1. Copies of all notices of any public hearings to consider variances, zoning
ordinance amendments, zoning map amendments or conditional uses
under local shoreland management controls must be sent to the
Commissioner of Natural Resources, or the Commissioner's designated
representative and postmarked at least 10 days before the hearings.
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
Notices of hearings to consider proposed subdivisions /plats must include
copies of the subdivision/plat.
2. A copy of approved zoning ordinance amendments and subdivisions /plats,
and final decisions granting variances or conditional uses under local
shoreland management controls must be sent to the Commissioner or the
Commissioner's designated representative and postmarked within 10 days
of final action.
Subd.14. Nonconformities.
A. A,.Existing Nonconformities
1_4--.All legally established nonconformities as of the date of this
ordinance may continue, but they will be managed according to applicable
state statutes and other regulations of this community for the subjects of
alterations and additions, repairs after damage, discontinuance of use and
intensification of use.
2. 2. of record in the office of the county recorder on the date of
enactment of local shoreland controls that do not meet the requirements of
this ordinance may be allowed as building sites without variance from let
s4elot area requirements provided the use is permitted in the zoning
district, the lot has been in separate ownership from abutting lands at all
times since it became substandard, was created compliant with official
controls in effect at the time, and sewage treatment and setback
requirements of this ordinance are met.
B. 43--.-Variance from Setback Requirements. A variance from setback
requirements must be obtained before any use, sewage treatment system, or
building permit is issued for a lot. In evaluating the variance, the board of
adjustment shall consider sewage treatment and water supply capabilities or
constraints of the lot, and shall deny the variance if adequate facilities cannot
be provided.
C. C—.Contiguous Lots. If, in a group of two or more contiguous lots under the
same ownership, any individual lot does not meet the requirements of this
ordinance, the lot must not be considered as a separate parcel of and for the
purposes of sale or development. The lot must be combined with the one or
more contiguous lots so they equal one or more parcels of land, each meeting
the requirements of this ordinance as much as possible.
D. D-.-Additions or Expansions
1. Additions or expansions to the outside dimensions of an existing
nonconforming structure must meet the setback, height and other
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
requirements of this ordinance. Any deviation from these requirements
must be authorized by a variance.
2_2-.Deck additions may be allowed without a variance to a structure
not meeting the required setback from the ordinary high water level if all
of the following criteria and standards are met:
3. 3. The structure existed on the date the structure setbacks were
established
4. 4-.A thorough evaluation of the property and structure reveals no
reasonable location for a deck meeting or exceeding the existing ordinary
high water level setback of the structure
5. 5. The deck encroachment toward the ordinary high water level does
not exceed 15 percent of the existing setback of the structure from the
ordinary high water level or does not encroach closer than 30 feet,
whichever is more restrictive
6_F. The deck is constructed primarily of wood, and is not roofed or
screened.
(Ord. 211, passed 12- 21 -04, Ord. 237, passed 11- 20 -06)
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Overlay Districts Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1050.030 - Flood Plain Overlay District
Subd. 1. Statutory Authorization, Findings of Fact and Purpose.
A. Statutory Authorization. The Legislature of the State of Minnesota Statutes
Chapter 103F and 462, delegated the responsibility to local governmental
units to adopt regulations designed to minimize flood losses. Minnesota
Statutes 103F further stipulates that communities subject to recurrent flooding
must participate and maintain eligibility in the national flood insurance
program. Therefore, the City Council of the City of Corcoran, County of
Hennepin, State of Minnesota, does ordain as follows:
B. Findings of Fact.
1. i. The flood hazard areas of the City of Corcoran, 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 for flood
protection and relief, impairment of the tax base, all of which adversely
affect the public health, safety and general welfare.
2_2-.-Methods Used to Analyze Flood Hazards. This Ordinance is based
upon a reasonable method of analyzing flood hazards that is consistent
with the standards established by the Minnesota Department of Natural
Resources.
3. National Flood Insurance Program Compliance. This Ordinance 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.
C. Statement of Purpose. It is the purpose of this Ordinance to maintain the
community's eligibility in the national flood insurance program, to minimize
potential losses due to periodic flooding including loss of life, loss of
property, health and safety hazards, disruption of commerce and governmental
services, extraordinary public expenditures for flood protection and relief, and
impairment of the tax base, all of which adversely affect the public health,
safety, and general welfare and to minimize those losses described in Section
1.21 by provisions contained herein.
Subd. 2. General Provisions
A. Lands to Which the Ordinance Applies. This Ordinance shall apply to all
lands within the jurisdiction of the City of Corcoran shown on the Official
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August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
Zoning Map as being located within the boundaries of the Floodway, Flood
Fringe, or General Flood Plain District.
B. Establishment of Official Zoning Map. The Official Zoning Map together
with all materials attached thereto is hereby adopted by reference and declared
to be a part of this Ordinance. The attached material shall include the Flood
Insurance Study, Volume 1 of 2 and Volume 2 of 2, Hennepin County,
Minnesota, All Jurisdictions, and the Flood Insurance Rate Map, panels
numbered 27053CO019 E, 27053CO038 E, 27053CO039 E, 27053CO043 E,
27053CO044 E, 27053CO132 E, 27053CO134 E, 27053CO151 E,
27053CO152 E, 27053CO153 E, 27053CO154 E, 27053CO156 E, 27053CO157
E, 27053CO158 E, and 27053CO159 E for the City of Corcoran, dated
September 2, 2004, as developed by the Federal Emergency Management
Agency. The Official Zoning Map shall be on file in the Office of the City
Clerk.
C. Regulatory Flood Protection Elevation. The regulatory flood protection
elevation shall be an elevation no lower than two feet 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.
D. Interpretation.
1. 1. their interpretation and application, the provisions of this
Ordinance 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. 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 City Engineer, the City Council
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, 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 City Council and to
submit technical evidence.
E. Abrogation and Greater Restrictions. It is not intended by this Ordinance
to repeal, abrogate or impair any existing easements, covenants, or deed
restrictions. However, where this Ordinance imposes greater restrictions, the
provisions of this Ordinance shall prevail. All other ordinances inconsistent
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August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
with this Ordinance are hereby repealed to the extent of the inconsistency
only.
F. Warning and Disclaimer of Liability. This Ordinance 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 Ordinance shall
not create liability on the part of the City of Corcoran or any officer or
employee thereof for any flood damages that result from reliance on this
Ordinance or any administrative decision lawfully made there under.
G. Severability. If any section, clause, provision, or portion of this Ordinance is
adjudged unconstitutional invalid by a court of competent jurisdiction, the
remainder of this Ordinance shall not be affected thereby.
H. Definitions: Unless specifically defined in Section 1020.020 (Flood Related
definitions) of this ordinance, words or phrases used in this Ordinance shall be
interpreted so as to give them the same meaning as they have in common
usage and so as to give this Ordinance its most reasonable application.
Subd. 3. Establishment of Zoning Districts. The flood plain areas within the jurisdiction
of this Ordinance are hereby divided into three Districts: Floodway District
(FW), Flood Fringe District (FF), and General Flood Plain District (GFP).
A. Floodway District. The Floodway District shall include those areas
designated as floodway on the Flood Insurance Rate Map adopted in
Subd.2.B.
B. Flood Fringe District. The Flood Fringe District shall include those areas
designated as floodway fringe. The Flood Fringe District shall include those
areas shown on the Flood Insurance Rate Map as adopted is Section 2.13. as
being within Zone AE, Zone A0, or Zone AH but being located outside of the
floodway.
C. General Flood Plain District. The General Flood Plain District shall include
those areas designated as Zone A or Zones AE, Zone A0, or Zone AH without
a floodway on the Flood Insurance Rate Map adopted in Section 2.13.
D. 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 Ordinance and other applicable
regulations which apply to uses within the jurisdiction of this Ordinance.
Within the Floodway, Flood Fringe and General Flood Plain Districts, all uses
not listed as permitted uses or conditional uses in Subd.4., 5. and 6. that
follow, respectively, shall be prohibited. In addition, a caution is provided
here that:
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August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
1. New manufactured homes, replacement manufactured homes and certain
travel trailers and travel vehicles are subject to the general provisions of
this Section and specifically Subd9.
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 Section and specifically Subd. 11.
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 Section and specifically as stated
in Subd. 10. of this Section.
Subd. 4. Floodway District (FV).
A. Permitted Uses.
1_4-.Agricultural uses such as general farming, pasture, grazing,
outdoor plant nurseries, horticulture, truck farming, forestry, sod farming,
and wild crop harvesting.
2_2L.-Industrial- Commercial uses such as loading areas, parking areas,
and airport landing strips.
3. Private and public recreational uses such as golf courses, tennis
courts, driving ranges, archery ranges, picnic grounds, boat launching
ramps, swimming areas, parks, wildlife and nature preserves, game farms,
fish hatcheries, shooting preserves, target ranges, trap and skeet ranges,
hunting and fishing areas, and single or multiple purpose recreational
trails.
4_4-.Residential uses such as lawns, gardens, parking areas, and play
areas.
B. Standards for Floodway Permitted Uses:
1. i. The use shall have a low flood damage potential.
2. 2. use shall be permissible in the underlying zoning district if one
exists.
3. 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.
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Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
C. Conditional Uses
1_ 1. Structures accessory to the uses listed in 4.A. above and the uses
listed in 4.C.2 -8 below.
3. 2. and storage of sand, gravel, and other materials.
4. Marinas, boat rentals, docks, piers, wharves, and water control
structures.
5. 4. streets, bridges, utility transmission lines, and pipelines.
6. 5. yards for equipment, machinery, or materials.
7. Placement of fill or construction of fences.
8. Recreational vehicles either on individual lots of record or in
existing or new subdivisions or commercial or condominium type
campgrounds, subject to the exemptions and provisions of Subd.9.0 of
this Ordinance.
9. 9. 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.
D. 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 shall be subject to the procedures and
standards contained in Subd.l O.D of this Ordinance.
3_3-.Fill. The conditional use shall be permissible in the underlying
zoning district if one exists.
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.
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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 City Council 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.
4. 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.
c. c-.---Whenever possible, structures shall be constructed with the
longitudinal axis parallel to the direction of flood flow; and,
d. 47--So far as practicable, structures shall be placed approximately on
the same flood flow lines as those of adjoining structures.
e. e-.---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, and for a detached garage, the detached garage
must be used solely for parking of vehicles and limited storage. All
flood proofed accessory structures must meet the following additional
standards:
i. 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;
ii. Any mechanical and utility equipment in a structure must be
elevated to or above the regulatory flood protection elevation or
property flood proofed; and
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iii. 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.
5_ 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. 6. 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.
7. 7-.—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.
Subd. 5. Flood Fringe District (FF)
A. Permitted Uses. Permitted uses shall be those uses of land or structures listed
as permitted uses in the underlying zoning use district(s). If no pre- existing,
underlying zoning use districts exist, then any residential or non residential
structure or use of a structure or land shall be a permitted use in the Flood
Fringe District provided such use does not constitute a public nuisance. All
permitted uses shall comply with the standards for Flood Fringe District
"Permitted Uses" listed in Subd.5.B and the "Standards for all Flood Fringe
Uses" listed in Subd.5.E.
B. Standards for Flood Fringe Permitted Uses:
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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 two (2) feet 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_2L.-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
Subd.4.D.5.
3. 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 Subd.5.B.1 of this ordinance.
4_4 The storage of any materials or equipment shall be elevated on fill
to the regulatory flood protection elevation.
5. 5. The provisions of Section 5.E of this Ordinance shall apply.
C. Conditional Uses: Any structure that is not elevated on fill or flood proofed in
accordance with Subd.5.B.1 - 5.13.2 and or any use of land that does not
comply with the standards in Subd.5.B.3 - 5.13.4 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 Subd.5.D -5.E
and 10.D of this Ordinance.
D. Standards for Flood Fringe Conditional Uses:
1_4-.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 design standards of the State
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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:
i. 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 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
ii. 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 Subd.2.H of this Ordinance, 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 Subd.5.D.3 of this Ordinance.
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
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hydrodynamic loads and the effects of buoyancy. Structures flood proofed
to the FP -3 or FP -4 classification shall not be permitted.
4_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 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. 5. 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. 6.The provisions of Section 5.5 of this Ordinance shall also apply.
E. Standards for All Flood Fringe Uses:
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 Adjustment 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. 2. 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
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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_1-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 Subd.5.E.2 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. 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.
5_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. 6. Standards for recreational vehicles are contained in Subd.9.C.
7. 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.
Subd. 6. General Flood Plain District
A. Permissible Uses:
1. The uses listed in Subd.4.A of this Ordinance shall be permitted uses.
2. All other uses shall be subject to the floodway /flood fringe evaluation
criteria pursuant to Subd.6.13 below. Subd.4.shall apply if the proposed
use is in the Floodway District and Subd.5.shall apply if the proposed use
is in the Flood Fringe District.
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B. 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 Zoning
Administrator 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.
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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 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.
3. The Zoning Administrator shall present the technical evaluation and
findings of the designated engineer or expert to the City Council. The
City Council must formally accept the technical evaluation and the
recommended Floodway and/or Flood Fringe District boundary or deny
the permit application. The City Council, 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 City
Council shall refer the matter back to the Zoning Administrator who shall
process the permit application consistent with the applicable provisions of
Subd.4. and 5.of this Section.
Subd.7. Subdivisions
A. 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 Section 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.
B. Floodway/Flood Fringe Determinations in the General Flood Plain District:
In the General Flood Plain District, applicants shall provide the information
required in Subd.6.B of this Ordinance to determine the 100 -year flood
elevation, the Floodway and Flood Fringe District boundaries and the
regulatory flood protection elevation for the subdivision site.
C. 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
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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.
Subd. 8. Public Utilities, Railroads, Roads and Bridges
A. Public Utilities. All public utilities and facilities such as gas, electric, 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.
B. Public Transportation Facilities. Railroad tracks, roads, and bridges to be
located within the flood plain shall comply with Subd. 4. and 5. of this
Section. 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.
C. On -site Sewage Treatment and Water Supply 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.
Subd. 9. Manufactured Homes and Manufactured Home Parks and Placement of
Recreational Vehicles.
A. A.—New manufactured home parks and expansions to existing manufactured
home parks shall be subject to the provisions placed on subdivisions by
Subd.7. of this Section.
B. B-.-The placement of new or replacement manufactured homes in existing
manufactured home parks or on individual lots of record that are located in
flood plain districts will be treated as a new structure and may be placed only
if elevated in compliance with Subd.5. of this Section. If vehicular road
access for pre- existing manufactured home parks is not provided in
accordance with Subd.E.1, then replacement manufactured homes will not be
allowed until the property owner(s) develops a flood warning emergency plan
acceptable to the Governing Body.
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1_4-.-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.
C. G=-Recreational vehicles that do not meet the exemption criteria specified in
Subd.9.C.I. below shall be subject to the provisions of this Ordinance and as
specifically spelled out in Subd.9.C.3 below.
1. Exemption - Recreational vehicles are exempt from the provisions of this
Ordinance if they are placed in any of the areas listed in Subd.9.C.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 Subd.9.C.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 Subd.4. and 5. 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.
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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 Subd.5.E.1 of this Section. No fill placed in the
floodway to meet the requirements of this Section shall increase flood
stages of the 100 -year or regional flood.
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 10.1)
of this Section. 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
Subd.9.C.1(a) and (b) of this Ordinance 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 Subd.8.0 of
this Section.
Subd.10. Administration
A. Zoning Administrator: A Zoning Administrator or other official designated by the
Governing Body shall administer and enforce this Ordinance. If the Zoning
Administrator finds a violation of the provisions of this Ordinance the Zoning
Administrator shall notify the person responsible for such violation in accordance with
the procedures stated in Subd. 12. Permit Requirements:
1. Permit Required. A Permit issued by the Zoning Administrator in
conformity with the provisions of this Ordinance 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.
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2. Application for Permit. Application for a permit shall be made in
duplicate to the Zoning Administrator on forms furnished by the Zoning
Administrator 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.
4,3. State and Federal Permits. Prior to granting a permit or processing an
application for a conditional use permit or variance, the Zoning
Administrator shall determine that the applicant has obtained all necessary
state and federal permits.
-5-.4. Certificate of Zoning Compliance 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
certificate of zoning compliance shall have been issued by the Zoning
Administrator stating that the use of the building or land conforms to the
requirements of this Ordinance.
5. Construction and Use to be as Provided on Applications, Plans, Permits,
Variances and Certificates of Zoning Compliance. Permits, conditional
use permits, or certificates of zoning compliance 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 Ordinance, and punishable as provided by Subd.12. of this Section.
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 Ordinance. Flood proofing
measures shall be certified by a registered professional engineer or
registered architect.
7. Record of First Floor Elevation. The Zoning Administrator 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 Zoning Administrator 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 Zoning Administrator
shall notify, in riverine situations, adjacent communities and the
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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).
4-.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 Zoning Administrator shall notify the Chicago Regional Office of
FEMA of the changes by submitting a copy of said technical or scientific
data.
B. City Council
1. Rules. The City Council shall adopt rules for the conduct of business and may
exercise all of the powers conferred on such Councils by State law.
2. Administrative Review. The City Council 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 Section.
3. Variances. The City Council may authorize upon appeal in specific cases
such relief or variance from the terms of this Section 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, as
provided for in the respective enabling legislation for planning and zoning for
cities or counties as appropriate. In the granting of such variance, the City
Council shall clearly identify in writing the specific conditions that existed
consistent with the criteria specified in this Section, any other zoning
regulations in the City of Corcoran, 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 by a community within any designated
regulatory floodway if any increase in flood levels during the base flood
discharge would result.
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b. Variances shall only be issued by a community 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. Hearings. Upon filing with the City Council of an appeal from a decision of
the Zoning Administrator, or an application for a variance, the City Council
shall fix a reasonable time for a hearing and give due notice to the parties in
interest as specified by law. The City Council shall submit by mail to the
Commissioner of Natural Resources a copy of the application for proposed
variances sufficiently in advance so that the Commissioner will receive at
least ten days notice of the hearing.
5. Decisions. The City Council shall arrive at a decision on such appeal or
variance within 60 days. In passing upon an appeal, the City Council may, so
long as such action is in conformity with the provisions of this Section,
reverse or affirm, wholly or in part, or modify the order, requirement, decision
or determination of the Zoning Administrator 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 Adjustment may
prescribe appropriate conditions and safeguards such as those specified in
Subd.10.6, which are in conformity with the purposes of this Ordinance.
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
Ordinance punishable under Subd.12. 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 City Council may be made, and as
specified in this community's official controls and also by Minnesota Statutes.
7. Flood Insurance Notice and Record Keeping. The Zoning Administrator 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
Title X: 1050 -47
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report such variances issued in its annual or biennial report submitted to the
Administrator of the National Flood Insurance Program.
C. Conditional Uses. The City Council shall hear and decide applications for
conditional uses permissible under this Ordinance. Applications shall be
submitted to the Zoning Administrator who shall forward the application to
City Council for consideration.
1. Hearings. Upon filing with the City Council an application for a
conditional use permit, the City Council shall submit by mail to the
Commissioner of Natural Resources a copy of the application for proposed
conditional use sufficiently in advance so that the Commissioner will
receive at least ten days notice of the hearing.
2. Decisions. The City Council shall arrive at a decision on a conditional use
within 60 days. In granting a conditional use permit the City Council shall
prescribe appropriate conditions and safeguards, in addition to those
specified in Subd.10, which are in conformity with the purposes of this
Ordinance. 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 Ordinance punishable under Subd.12. 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 to be followed by the City Council in Passing on Conditional
Use Permit Applications Within all Flood Plain Districts.
a. Require the applicant to 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:
i. 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
ii. Specifications for building construction and materials, flood
proofing, filling, dredging, grading, channel improvement, storage
of materials, water supply and sanitary facilities.
b. 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
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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 City Council shall consider
all relevant factors specified in other sections of this Section, 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.
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
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1. Such other factors which are relevant to the purposes of this Section.
5. Time for Acting on Application. The City Council shall act on an
application in the manner described above within 60 days from receiving
the application, except that where additional information is required
pursuant to 10.44 of this Ordinance. The City Council shall render a
written decision within 30 days from the receipt of such additional
information.
6. Conditions Attached to Conditional Use Permits. Upon consideration of
the factors listed above and the purpose of this Ordinance, the City
Council shall attach such conditions to the granting of conditional use
permits as it deems necessary to fulfill the purposes of this Ordinance.
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 Ordinance. 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.
Subd. 11. Nonconforming Uses.
A. A structure or the use of a structure or premises which was lawful before the
passage or amendment of this Ordinance but which is not in conformity with
the provisions of this Ordinance may be continued subject to the following
conditions. Historic structures, as defined in Subd.2.H of this Ordinance, shall
be subject to the provisions of Subd.11.13 and C of this Ordinance.
B. No such use shall be expanded, changed, enlarged, or altered in a way that
increases its nonconformity.
C. 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)
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allowable in the State Building Code, except as further restricted in I LD and
I LG below.
D. The cost of any 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 constructed since the
adoption of the City's initial flood plain controls must be calculated into
today's current cost which will include all costs such as construction materials
and a reasonable cost placed on all manpower or labor. If the current cost of
all previous and proposed alterations and additions exceeds 50 percent of the
current market value of the structure, then the structure must meet the
standards of Subd.4. or 5. of this Ordinance for new structures depending
upon whether the structure is in the Floodway or Flood Fringe District,
respectively.
E. If any nonconforming use is discontinued for 12 consecutive months, any
future use of the building premises shall conform to this Ordinance. The
Assessor shall notify the Zoning Administrator in writing of instances of
nonconforming uses that have been discontinued for a period of 12 months.
F. If any nonconforming use or structure is substantially damaged, as defined in
Subd2.Hof this Ordinance, it shall not be reconstructed except in conformity
with the provisions of this Ordinance. The applicable provisions for
establishing new uses or new structures in Sudb.4., 5. or 6. will apply
depending upon whether the use or structure is in the Floodway, Flood Fringe
or General Flood Plain District, respectively.
G. If a substantial improvement occurs, as defined in Subd2.H of this Ordinance,
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 (as required by Subdl LB above) and the existing
nonconforming building must meet the requirements of Subd.4. or 5. of this
Ordinance for new structures, depending upon whether the structure is in the
Floodway or Flood Fringe District, respectively.
Subd. 12. Penalties for Violation.
A. Violation of the provisions of this Ordinance 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.
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B. Nothing herein contained shall prevent the City of Corcoran 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 Ordinance violation, the Zoning Administrator
and Local Government 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 party. The Community must act in good faith to enforce these
official controls and to correct Ordinance violations to the extent possible so
as not to jeopardize its eligibility in the National Flood Insurance Program.
2. When an Ordinance violation is either discovered by or brought to the
attention of the Zoning Administrator, the Zoning Administrator 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 Zoning Administrator shall notify the suspected party of the requirements
of this Ordinance 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 Zoning Administrator 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 Zoning Administrator 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 party 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 party does not appropriately respond to the Zoning
Administrator within the specified period of time, each additional day that
lapses shall constitute an additional violation of this Ordinance and shall be
prosecuted accordingly. The Zoning Administrator 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 Ordinance.
Subd.13. Amendments.
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
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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.
All amendments to this Ordinance, including amendments to the Official Zoning
Map, 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 Ordinance and said notice shall include
a draft of the Ordinance amendment or technical study under consideration.
(Ord. 202, passed 08- 26 -04; Ord. 211, passed 12- 21 -04)
Title X: 1050 -53
Overlay Districts
August 24, 2009
Title X: 1050 -54
Corcoran Zoning Ordinance
DRAFT April 7. Z44NIay 5, 2011
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44May 5, 2011
SECTION 1060 - PERFORMANCE STANDARDS
1060.010 - Exterior Storage
Subd. 1. Outside Storage. As otherwise regulated, all outdoor storage is prohibited
except:
A. Clothes line poles and wires.
B. Construction and landscaping material if they are used on the premises for
construction within 6 months.
C. Swings, slides and other play equipment.
D. Outdoor furniture and lawn and garden equipment.
E. Wood for burning in a fireplace, stove or furnace provided it is stored as
follows:
1. In a neat and secure stack, not exceeding 4 feet.
2. The wood stack is not infested with rodents.
3. The wood is not kept in a front yard.
F. Storage of recreational vehicles and unoccupied trailers less than 30 feet long,
boats, all- terrain vehicles and snowmobiles may be stored in the side or rear
yard, provided they comply with a minimum setback of 10 feet.
G. Agricultural equipment and materials, if these are used on the premises within
a period of 12 months. Except that properties that are used for "true farming"
as defined by the City Code are exempt from this requirement.
Subd. 2. Non - Residential Zoning Districts.
A. Outside Storage /Display. Exterior storage and display shall be governed by
the respective zoning district in which such use is located.
B. Additional Standards. All exterior storage shall be located in the rear or side
yard and shall be screened so as not to be visible from adjoining properties
and public streets except for the following:
1. Merchandise being displayed for sale in accordance with zoning district
requirements.
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August 24, 2009 DRAFT April 7. Z44May 5, 2011
2. Materials and equipment currently being used for construction on the
premises.
Subd. 3. All Zoning Districts.
A. Except for temporary construction trailers and mobile services operated by
public service agencies (i.e., bookmobile, bloodmobiles, etc.) as allowed by
the City, and trailers parked in a designated and improved loading area, no
vehicle may be used for office, business, industrial manufacturing, testing, or
storage of items used with or in a business, commercial or industrial
enterprise, unless otherwise approved by the Zoning Administrator.
B. The City Council may order the owner of any property to cease or modify
open storage uses including existing uses, provided it is found that such use
constitutes a threat to the public health, safety, convenience, or general
welfare.
(Ord. 231, passed 02- 09 -06)
1060.020 — Refuse
Subd. 1. Storage of Garbage and Trash.
A. No exterior incineration of trash or garbage is permissible.
B. No exterior storage of trash or garbage is permissible except in an accessory
building enclosed by walls and roof or in closed containers within a totally
screened area. Covered garbage cans in agricultural and single - family
districts are exempt from these screening requirements.
C. Any accumulation of refuse not stored in containers which comply with City
Code, or any accumulation of refuse including car parts which has remained
on a property for more than 30 days is hereby declared to be a nuisance and
may be abated by order of the Zoning Administrator, as provided by
Minnesota Statutes.
Subd. 2. Storage of Vehicles.
A. Except where otherwise allowed as exterior storage or in a zoning district,
trucks with a gross vehicle weight rating (GVWR) of 12,000 pounds or more,
or greater than 30 feet in length, as well as contracting or excavating
equipment, storage trailers, and mobile storage compartments shall not be
parked, stored or otherwise located on any property within the City unless
being used in conjunction with a temporary service benefiting the premises.
Title X: 1060 -2
Performance Standards
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
B. Parking of Commercial Vehicles. In the commercial or business park zoning
districts, up to 3 commercial vehicles such as delivery and service trucks up to
12,000 pounds gross vehicle weight rating (GVWR) may be parked without
screening if such vehicles relate to the principal use. Construction equipment,
trailers, and vehicles over 12,000 pounds GVWR shall require screening in
compliance with this Chapter.
C. Passenger automobiles and trucks not currently licensed by the State, or which
are incapable of movement under their own power due to mechanical
deficiency, which are parked or stored outside for a period in excess of 30
days, and all materials stored outside in violation of the City Ordinances are
considered refuse or junk and shall be disposed of pursuant to City
regulations.
D. No motor vehicle repair work of any kind shall be permitted in conjunction
with exposed off - street parking facilities, except for minor repairs of vehicles
owned by the occupant or resident of the principal use for which the parking
space is intended. No exterior storage of car parts is allowed at any time.
1060.030 - Screening
Subd.1. Screening of Mechanical Equipment. All rooftop and ground mounted
mechanical equipment of multi- family and non - residential buildings shall comply
with the following standards:
A. All rooftop and ground mounted mechanical equipment shall be buffered so as
to mitigate noise in compliance with Section 1060.090 of this Chapter.
B. All rooftop and ground mounted mechanical equipment shall be designed
(including exterior color) and located so to be aesthetically harmonious and
compatible with the building. Screening of the equipment may be required
where the design, color, and location of the equipment are found to not
effectively buffer noise or provide aesthetic harmony and compatibility as
observed by a 6 -foot tall individual standing at ground level on the adjacent
property or public right -of -way. Screening shall be constructed of durable
materials which are aesthetically compatible with the structure and which may
be an integral part of the structure. Applicable requirements for access to the
equipment shall be observed in the design and construction of the screening.
C. Rooftop mechanical equipment less than 3 feet in height shall be exempt from
the screening requirements of this Chapter.
Title X: 1060 -3
Performance Standards
August 24, 2009
1060.040 - Lighting
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
Subd. 1. Except for single- and two- family homes located within the residential zoning
districts, all exterior lighting shall comply with the following standards:
A. Glare, whether direct or reflected, as differentiated from general illumination
shall not be visible beyond the limits of the site from which it originates.
B. No light which is flashing, revolving or otherwise resembles a traffic - control
signal shall be allowed in any area where it could create a hazard for passing
vehicular traffic.
C. Maximum Intensity of Lighting and Glare:
1. Any light or combination of lights shall not exceed one foot - candle (meter
reading) as measured from the property line or the centerline of a public
street.
2. Any lighting shall be arranged so as not to produce glare beyond the
property line. Lenses, deflectors, shields, louvers, or prismatic control
devices shall be used to eliminate glare.
D. General Performance Standards:
1. Light fixtures and freestanding luminaires shall have a cutoff angle of less
than or equal to 90 degrees.
2. The height of a freestanding luminaire shall not exceed 30 feet or extend
above the roof line of the principal building, whichever is less.
3. Freestanding luminaires used for outdoor athletic fields and recreation
areas that exceed the height limitation may be approved by conditional use
permit.
4. All canopy lighting for motor fuel stations shall be recessed into the
canopy.
5. Accent lighting used to highlight building facades, foliage, or selected
architectural features shall be permitted provided the light source is
shielded.
6. Any lighting in existence before the effective date of this ordinance that
does not comply with the requirements shall be considered legally non-
conforming. However, if a property owner proposes to replace 50 percent
or more of the existing exterior light fixtures or standards in any one year
Title X: 1060 -4
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August 24, 2009 DRAFT April 7. Z44May 5, 2011
period, the fixtures or standards must be replaced in conformance with this
Chapter.
1060.050 - Building Standards
Subd. 1. Building Type and Construction.
A. General Provisions.
1. Quality. Buildings in all zoning districts shall maintain a high standard of
architectural and aesthetic compatibility with surrounding properties to
ensure that they will not adversely impact the property values of the
abutting properties or adversely impact the public health, safety and
general welfare.
2. Residential District Standards
a. All residential structures shall be finished with materials comparable
in grade and quality to the following:
i. Face Brick.
ii. Natural stone.
iii. Wood, provided the surfaces are finished for exterior use and
wood of proven exterior durability is used, such as cedar,
redwood, cypress.
iv. Stucco.
v. Vinyl siding
vi. Fiberous cement siding
viii-Mi. Other materials deemed appropriate and subject to approval by
the Zoning Administrator.
b. Roof Material. Dwellings shall have an earth covered, composition,
wood shingled (include shakes), concrete, clay or ceramic -tiled roof.
In addition, metal tile and standing seam m oof coverings may be
Title X: 1060 -5
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44May 5, 2011
allowed by approval of the Zoning Administrator via a Certificate of
Compliance, provided they:
(4)i. meet the standards adopted by the Minnesota State Residential
Code
(ii)ii. Have concealed fasteners
(iii)iii. Is high quality commercial thickness /weight
(i-,�)iv. has been treated with a factory applied color coating system
against any fading or degradation.
c. All residential structures shall have permanent concrete or wood
foundations, which comply with the Uniform Building Code as
adopted by the State of Minnesota and which is solid for the complete
circumference of the house.
d. All residential dwellings must be built in conformance with the
Uniform Building Code as adopted in the State of Minnesota.
e. All residential dwellings shall have roof overhangs which extend a
minimum of one (1) foot from the exterior wall of the structure.
3. Non - Residential District Standards
•
� � . �e�es�s� sr■�seesz���een�r_�rr_e5•r�:
b- a.Finishes. Exterior building finishes in all districts except the CR
district shall consist of materials comparable in grade and quality to
the following:
iii, Face Brick.
iii. Natural stone.
viii. Decorative concrete block or integral colored block.
Div. Cast in place concrete or pre -cast concrete panels.
v_ Wood, provided the surfaces are finished for exterior use and wood
of proven exterior durability is used, such as cedar, redwood,
cypress. Up to 200 of any wall sifffaee may eonsist of „a
mater-ials
Title X: 1060 -6
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT pril� 7. Z44May 5, 2011
vi. Curtain wall panels of steel, fiberglass and aluminum (non-
structural, non -load bearing), provided such panels are factory
fabricated and finished with a durable non -fade surface and their
fasteners are of a corrosion resistant design. Up to 20% of any
wall surface may consist of the materials outlined herein (excludes
overhead doors).
1. In the CR zoning district, 50% of any wall surface (excludes
overhead doors) consist of curtain wall panels of steel,
fiberglass and aluminum (non - structural, non -load bearing)
provided such panels are factory fabricated and finished with
a durable non -fade surface and their fasteners are of a
corrosion resistant design.
vii. Glass curtain wall panels.
viii. Stucco.
mix. Other materials deemed appropriate and subject to approval by the
Zoning Administratort4e-�� ^ ��l3
d. Roof materials. For all non - residential structures roof materials shall be
reviewed as part of the site plan. Metal roofs with a pitch greater than
2:12 shall not be permitted except as provided Subd. 1(A)5 of this
ordinance.
Additions or Alterations. When an expansion of an existing
structure is proposed, the existing facade shall be upgraded so that
25% or more of the existing structure conforms to the exterior
building material requirements as outlined herein, unless otherwise
approved by Conditional Use Permit. The improvements shall be
concentrated on the side facing the public road and/or the side
facing an area zoned for residential use.
ii. Colors to be used shall be "earth tone" and samples shall be
provided for consideration by the City Council.
4. Accessory Buildings.
a. Accessory buildings shall comply with the standards identified in
Section 1030.020 of this ordinance.
Title X: 1060 -7
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44May 5, 2011
Eb_All accessory buildings, including agricultural xReuuFa buildings
with metal siding and/or roofing may be allowed by approval of the
Zoning Administrator via a Certificate of Compliance, provided
they:
i. -meet the standards adopted by the Minnesota State Residential
Code
u v e eoneealed fasteners
have& been treated with a factory applied color coating system
against any fading or degradation.
5. Exceptions to the provisions of this section may be granted as a
conditional use permit subject to the process outlined in Section 1070.020
and provided that:
a. The proposed building and material maintains the quality, durability
and value intended by the Ordinance.
b. The proposed building is compatible and in harmony with other
existing structures within the district and immediate geographic area.
c. The provisions of Section 1070.020 are considered and determined to
be satisfied.
Subd. 2. Prohibited Materials. Prohibited materials include face materials that rapidly
deteriorate or become unsightly such as exposed cinder blocks, galvanized metal,
unfinished the or; unfinished brick .
Subd. 3. Number of Buildings. No more than one principal building shall be located on a
single family residential lot, except in the case of operating farms as provided for
herein. No more than one principal building shall be located on a multiple family
residential lot or non - residential lot, except by conditional use permit. The term
principal building shall be given its common, ordinary meaning as defined in
Section 1020.020 of this Chapter.
1060.060 - Parking and Loading
Subd. 1. General Provisions.
A. Site Plans. All site plans submitted for a structure requiring parking spaces
and/or loading facilities shall show or designate the parking and/or loading
area(s), number of parking spaces, and type of surfacing, screening, drainage,
Title X: 1060 -8
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August 24, 2009 DRAFT April 7. Z44May 5, 2011
curbing, sidewalks, and other improvements which may be required to be
installed. Said plan shall be a part of the building permit for any such
structure, and except for one and two family dwellings, no final certificate of
occupancy shall be issued until all items shown on the plan for parking and
loading facilities have been completed, unless an agreement supported by a
financial security is provided for the completion of said plan.
B. All site plans for single family homes must provide for location of a one stall
attached garage, whether or not construction is intended.
C. Change in Land Use. When the site intensity or use of a building and/or
property is increased with consequential effect upon the parking requirements
as prescribed in this section, the parking requirements as prescribed herein
shall be used to provide for such increase in the site intensity and/or use.
D. Reduction of Existing Off - Street Parking Space or Lot Area. Off - street
parking spaces or lot area devoted to parking existing upon the effective date
of this Chapter shall not be reduced in number or size unless said number or
size exceeds the requirements set forth herein for a similar new use.
E. Handicap Parking. Handicapped parking spaces shall be provided as
applicable pursuant to Minnesota Statutes 168.021, as may be amended.
F. Required accessory off - street parking shall be on the same lot under the same
ownership as the principal use being served, except as provided for under the
provisions of Subd. 2 of this Section.
G. Except for single family and two family dwellings, head -in parking, directly
off of and adjacent to a public street, with each stall having its own direct
access to the public street, shall be prohibited.
Subd. 2. Off -Site Parking. Except as otherwise allowed in the Downtown Overlay
District, when parking is provided on a site other than the lot or tract upon which a
principal use is located, said parking area shall be in the ownership of and remain
in the possession of the owner of the principal use for which it is designated. No
authorization for separate parking facilities shall be given until such time as the
City Council is reasonably certain that the ownership and use of the parking area
will continue and that the site will be well maintained. Off -site parking facilities
may only be allowed by conditional use permit and shall be subject to the
following conditions:
A. Ordinance Compliance. Off -site parking shall be developed and maintained in
compliance with all requirements and standards of this Chapter.
B. Access. Reasonable access from off - street parking facilities to the use being
serviced shall be provided as determined by the Zoning Administrator.
Title X: 1060 -9
Performance Standards
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
C. Proximity to Multiple Family Dwelling. The furthest space of an off -site
parking lot for multiple family dwellings shall not be located more than 300
feet (excluding public rights -of -way) from any normally used entrance of the
principal use serviced.
D. Proximity for Non - Residential Uses. The furthest space of an off -site parking
lot for non - residential uses shall not be located more than 300 feet (excluding
public rights -of -way) from the main entrance of the principal use being served.
Subd. 3. Parking Design.
A. Surfacing and Drainage. Off - street parking areas for non - residential uses shall
have a perimeter of poured, cast in place, concrete curb around the entire
parking lot and shall be surfaced with asphalt, concrete, or other surface as
approved by the City Engineer. Such areas shall be graded and drained to
dispose of all surface water without damage to adjoining property. These
requirements shall also apply to open sales lots.
B. Gravel Parking Lots. Gravel parking lots shall be prohibited in all areas of the
City except in the Rural Commercial (CR) zoning district. Gravel parking lots
may be provided in the CR district, if all of the following standards are met:
a. The City Engineer has reviewed the grading plan and finds that surface
water is managed in compliance with City and State requirements.
b. A dust control program is provided by the landowner and approved by the
City Council.
c. Handicapped accessible routes are provided on site in compliance with
State and Federal requirements.
d. The gravel parking areas are fully screened to a height of 3 feet from the
public streets and adjoining properties.
e. The commercial development requiring the parking is seasonal in nature
(operates 9 months or less per calendar year).
6. Landscaped areas equal to 10 percent of the lot area shall be provided in
parking lots that contain space for 50 or more cars.
7. When an existing business expands its structure by 10 percent or more or a
change in use creates the need for additional parking spaces, the entire parking
area shall be upgraded to meet the provisions contained within this
subdivision.
Title X: 1060 -10
Performance Standards
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
8. Areas designed for storage purposes only, which are fenced and properly
screened, may be permitted to utilize other durable and dustless surface
materials subject to the approval of the City Council.
9. Off - Street Loading Areas. Loading areas established after March 23, 2004
shall be prohibited within 300 feet of residentially zoned or guided property
unless completely screened by an intervening building. Loading areas not
requiring screening by an intervening building shall be screened from adjacent
residentially zoned or guided property by the use of berms, fences, or walls to
provide 100 percent opacity to a height of at least 10 feet. The height of the
screening shall be measured from the grade of the loading areas.
(Ord. 205, passed 10- 28 -04)
Subd. 4. Parking Area Standards.
A. Setbacks.
1. Minimum Parking and Drive Aisle Setbacks shall be as follows:
a. Front — Same as the minimum front yard structure setback in the
zoning district.
b. Side and Rear — 10 feet.
2. In the case of properties which abut street easements, applicable setbacks
shall be determined by the Zoning Administrator and relate to roadway
classification as identified in the Corcoran Comprehensive Plan.
B. Calculating Space.
1. Floor Area. The term "floor area" for the purpose of calculating the
number of off - street parking spaces required shall be determined on the
basis of the exterior floor area dimensions of the buildings, structure or use
times the number of floors, minus 10 percent except as may be hereinafter
modified, and where a gross floor area calculation is specified.
2. Computation. When determining the number of off - street parking spaces,
any fraction of a number shall constitute an additional space.
3. Places of Public Assembly. In stadiums, sports arenas, churches and other
places of public assembly in which patrons or spectators occupy benches,
pews or other similar seating facilities, each 18 inches of such seating
facilities shall be counted as one seat for the purpose of determining
parking requirements.
Title X: 1060 -11
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44May 5, 2011
4. Snow Storage in Parking Stalls. Provision shall be made in the parking
area for adequate snow storage or removal in order to ensure that the
required number of spaces is available at all times during the year.
5. Use of Required Area. Required accessory off - street parking spaces in
any district shall not be utilized for open storage, sale or rental of goods, or
storage of inoperable vehicles unless approved by the Zoning
Administrator.
C. Design.
1. Pedestrian Provision. All off - street parking areas shall be designed with
due regard to pedestrian circulation. Off - street parking areas shall be
designed such that vehicle and pedestrian circulation is accommodated in a
safe, complementary, and orderly fashion.
2. Dimensional Requirements. Unless otherwise specified in this Chapter,
stall, aisle and driveway design for required off - street parking shall
comply with the following standards:
Minimum Dimensional Requirements for Parkin
Angle of
Parking
Stall Width Parallel to
Aisle
Stall length of
Line
Stall Depth
Aisle Width
450
1257"
25'
1796"
12'
600
1014"
22'
19'
1 16'
750
993"
20'
19'6"
23'
900
9'
189655
189699
26'
3. Compact Parking. Up to 20 percent of the parking spaces in a parking lot
may be permanently marked for compact cars only, provided that:
a. The parking lot contains 40 or more off - street parking spaces.
b. All compact car spaces are a minimum of 8 feet in width and 16 feet in
length.
c. Signs and markings, as approved by the City, are placed and
maintained for compact car spaces.
d. All required off - street parking aisle widths are maintained.
e. The compact car stalls do not displace preferred handicap parking stall
locations.
Title X: 1060 -12
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44May 5, 2011
f. The design, layout, and location of designated compact car spaces shall
not encourage utilization by oversized vehicles and shall be subject to
approval by the Zoning Administrator.
4. Parking Garages /Parking Within Structures. Required garage parking for
structures containing 3 or more dwelling units shall be provided
underground, under principal structures or in a similar manner to avoid
excessive site coverage. The off - street parking requirement may be
furnished by providing fee -free space so designed within the principal
building or structures attached thereto; however, unless provisions are
made, no building permit shall be issued to convert said parking structure
into a dwelling unit or living area or other activity until other adequate
provisions are made to comply with the required off - street parking
provisions of this Chapter. In no case shall on- street parking be utilized to
satisfy the required off - street parking supply.
5. Parking Ramps.
4-.a.Parking ramps shall be set back from lot lines as required for the
principal building on the lot, or as required for parking spaces
specified by this section, whichever is greater.
2-.b.Except as otherwise approved by the Zoning Administrator, off - street
parking ramps shall be designed in compliance with the applicable
dimensional requirements of Subd. 4 (C)2 of this Section.
6. Street Encroachments. Except in the case of single, two family dwellings,
parking areas shall be designed so that circulation between parking bays or
aisles occurs within the designated parking lot upon the property being
serviced and does not depend upon a public street or alley. Except in the
case of single, two family dwellings, parking area design that requires
backing into the public street is prohibited. Parking spaces in a public
right -of -way shall not be utilized in meeting required off - street parking
standards, except as may be provided in this Chapter.
7. Parking Area Grades. The grade elevation of the required parking area or
portion thereof shall not exceed 5 percent.
8. Driveway Access Minimum. Each property other than single family uses
shall be allowed one driveway access for each 125 feet of street frontage.
All property shall be entitled to at least one driveway access. Single
family uses shall be limited to one driveway access per lot, except when
the property exceeds the required street frontage per zoning district
requirements, a second driveway access may be allowed by approval of
the Zoning Administrator. Except as otherwise approved by the Zoning
Title X: 1060 -13
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44May 5, 2011
Administrator, single family uses shall not access arterial and major
collector streets. In such cases, if a lot does not have frontage upon a local
street and where the Zoning Administrator determines driveway access to
arterial and major collector streets necessary, joint access through the use
of shared curb cuts and access easements shall be utilized to the extent
possible.
9. Street Access. Except as allowed by a conditional use permit or property
subdivision, each lot shall have frontage and access directly onto an
abutting, improved and City accepted public street.
9—
10. Lighting. Any lighting used to illuminate an off - street parking area shall
be so arranged as to reflect glare away from adjoining property, adjacent
residential uses and public rights -of -way and be in compliance with
Section 1060.040 of this Chapter.
11. Signs. No sign shall be so located as to restrict the sight lines and orderly
operation and traffic movement within any parking lot. All signs shall be
in conformance with the City Code.
Subd. 5. Location. In the case of residential dwellings, driveways providing access to
garages may qualify as required off - street parking spaces if all of the following
conditions are met:
A. The driveway shall serve a dwelling unit that has use of a two -stall garage.
B. The driveway shall be under the direct control of the dwelling unit served by
the garage.
C. The driveway shall measure at least 22 feet in length between the front of the
garage and the street, roadway or sidewalk; and
D. Parking on the driveway shall not impede pedestrian or traffic circulation or
access to any other dwelling unit, nor shall it adversely affect the ability to
provide public utilities or public safety.
Subd. 6. Pedestrian Circulation. A pedestrian circulation route shall be provided from all
parking areas and loading zones as may be applicable to the entrance of the
building. Such circulation routes shall be surfaced with material such as asphalt,
concrete, or equivalent material determined acceptable by the Zoning
Administrator.
Subd. 7. Maintenance. It shall be the joint and separate responsibility of the owner of the
principal use (or lessee), to use and to maintain in a neat and adequate manner, the
Title X: 1060 -14
Performance Standards
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
parking space, access way, striping, landscaping, and required fences and to
undertake snow removal.
Subd.8. Number of Off - Street Parking Spaces Required. The following minimum
number of off - street parking spaces shall be provided and maintained by
ownership, easement, and/or lease for and during the life of the respective uses
hereinafter set forth.
Title X: 1060 -15
Performance Standards
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
Number of Parking Space Re uirements by Land Use
Use
Number of Stalls Required
Residential Uses
Single and Multi- Family
2 spaces per unit plus 1 space for each 5 units
Housing
in an a artment or townhome complex.
Senior Housing
1.5 spa es er dwelling unit
Public /Institutional Uses
Educational Facilities,
One space per classroom plus one additional
elementary and Jr. High
space for each 50 students. Auditorium and
special event space shall be calculated
separately.
Educational Facilities, High
One space per classroom plus one space for
School and post - secondary
each 7 students based on design capacity.
Auditorium and special event space shall be
calculated separately.
Hospitals, Nursing Homes, etc.
One space per 2 beds. Office space shall be
compute separately.
Public Facilities for gathering,
One space for every 4 seats, based on the
including Places of
design capacity of the facility.
Worship /Assembly, theaters,
civic centers, auditoriums and
stadiums.
Commercial/Industrial Uses
Retail Uses including drive -in
8 parking spaces plus one space for each 200
businesses, banks and restaurants
square feet of retail space and one parking
s ace for each 35 square feet of dining area
Commercial Recreation
Bowling Alley
5 spaces per alley plus one space for each 300
s uare feet of service area
Golf Course
20 spaces plus one space for each 500 square
feet of clubhouse
Golf Driving
10 spaces plus one for each 100 square feet of
Range
building area
Public Park
One space for each one acre of park plus 5
spaces per playground facility and one space
for each picnic table. A minimum of 5 spaces
is required.
Skating Rink or
6 spaces per 1,000 square feet of floor area
Dance Hall
Swimming Pool
20 spaces plus one space for each 500 square
feet of floor area
Community Center
One space per 300 square feet of floor area
or Health Club
Manufacturing, Processing or
8 spaces plus one space for each 2 employees
Fabricating Facility
on the largest shift. A minimum of 8 spaces
plus one space per 500 square feet of floor area
is required.
Warehousing and Wholesale
5 spaces plus one space for each 2 employees
Facilities
on the largest shift. A minimum one space per
1,500 s are feet of floor area is required.
Title X: 1060 -16
Performance Standards
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. "" -iMay 5, 2011
Motels and Hotels
One space per lodging unit plus one space for
each 5 units
Office Buildings, Animal Clinics,
One space for each 200 square feet of floor
Medical/Dental Clinics
area. A minimum of 8 spaces is required.
Auto Service Stations
4 spaces plus one for each service bay or wash
bay. Facilities with convenience retail shall
also comply with the retail parking
re uirements.
Subd. 9. Non - Specified Uses. For uses not specifically listed above, off - street parking
requirements shall be computed by the Zoning Administrator on the same basis as
required for the most similar listed uses. In such cases, the Zoning Administrator
shall also consult off - street parking reference materials including, but not limited
to, manuals prepared by the American Planning Association and Institute of
Transportation Engineers.
Subd. 10. Space Reductions. Subject to the review and processing of an interim use permit,
the City may reduce the number of required off - street parking spaces when the use
can demonstrate in documented form a demand which is less than required by this
Chapter. In such situations, the City may require land to be reserved for parking
development should the use or needs change.
Subd. 11. Joint Facilities. The City may approve an interim use permit to allow joint
parking for one or more businesses where the total number of parking stalls
provided for joint use is less than the sum of the total required for each business
should they provide them separately. The applicant must demonstrate the
feasibility of the arrangement in a written report. Such a permit shall not be
granted except when the following conditions are found to exist:
A. Proximity. The building or use for which application is being made to utilize
the off - street parking facilities provided by another building or use shall be
located within 300 feet of such parking facilities, excluding public rights -of-
way.
B. Conflict in Hours. The applicant shall demonstrate in documented fashion that
there is no substantial conflict in the principal operating hours of the 2
buildings or uses for which joint use of off - street parking facilities is
proposed.
C. Written Consent and Agreement. A legally binding instrument, executed by
the parties concerned, for joint use of off - street parking facilities, duly
approved as to title of grantors or lessors, and in a form and manner of
execution approved by the City Attorney, shall be filed with the City Clerk
and recorded with the Hennepin County Recorder or Registrar of Titles, and a
certified copy of the recorded document shall be filed with the City within 60
Title X: 1060 -17
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44May 5, 2011
days after approval of the joint parking use by the City or the interim use
permit shall be considered null and void.
Subd. 12. Drive Through Business. Where allowed, drive through businesses shall comply
with the following:
A. The business shall be located on a site with direct access to a minor arterial
street, collector or service road.
B. Drive - Through Lanes: Drive - through or drive -in lanes are not allowed
between the building and a lot line that faces a public street. This does not
pertain to driveways.
B-.C. All portions of the business with drive through facilities, including but not
limited to, the building in which they are located, service windows and
stacking spaces, shall be separated from residentially zoned or guided property
by an arterial or collector street or shall be set back at least 300 feet from
residentially zoned or guided property.
ED, The public address or order system shall not be audible from any adjacent
residentially zoned or guided property.
D-.E. Adeauate stacking distance shall be Drovided. as determined by the cit
engineer, which does not interfere with other driving areas, reas, parking spaces, or
sidewalks.Bttsi cows with one dr-i e thfough lane shat p ide stacking spaee
for- at least 10 vehieles, and businesses with 2 or- more dr-ive thr-ough 1
shall pr-evide staeking spaee for- a4 least 6 vehieles per- lane, as measured ffeffl..
and ineluding the last piek tip statieft, window, of: the Stacking spaces
shall not interfere with parking spaces or traffic circulation.
lF. The applicant shall demonstrate that such use will not significantly lower
the existing level of service on streets and intersections.
1=G. Screening shall be provided of automobile headlights in the drive- through
lane to adjacent properties. Such screening shall be at least three feet (3'
height and fully opaque, consisting of a wall, fence, dense vegetation, berm, or
grade change.
H. A bypass lane shall be provided for each drive - through use, allowing cars to
leave the drive- through lane from the stacking area,
(Ord. 237, passed 11- 20 -06)
1060.070 — Landscaping
Title X: 1060 -18
Performance Standards
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
Subd.1. Purpose. The purpose of this ordinance is to provide for a diversity of
landscaping plant materials and design elements within the City through the
establishment of minimum standards for landscape plans and maintenance
requirements for required landscaping.
Subd.2. Required Landscaping and Maintenance. Prior to approval of a building
permit, all semi - public, non - residence uses, and residential developments of four
units or more, shall be subject to a mandatory landscape plan and specification
requirements. Residential developments of less than 4 units shall not require a
landscape plan but shall be required to install a minimum number of trees as
outlined in this Section, item G.
A. The landscape plan shall be developed with an emphasis upon the boundary or
perimeter of the proposed site at points adjoining other property and the
immediate perimeter of the structure.
B. Required Ground Cover. The lot area remaining after providing for off - street
parking, off - street loading, sidewalks, driveways, building site and /or other
requirements shall be sodded or seeded and mulched within 30 days of
building occupancy or a financial guarantee shall be provided to guarantee
said installation.
C. Required Plantings. In addition to required ground cover specified in Subd.
2(B) above and exclusive of required buffering or screening, all new
development shall be landscaped using ornamental grass, shrubs, trees or other
acceptable vegetation or treatment generally used in landscaping within one
year following the date of building occupancy. Where landscaping is required
as part of City approvals, any plant material that is diseased or dies shall be
replaced with a like kind of the original size. No landscaped area shall be used
for the parking of vehicles or for the storage or display of materials, supplies
or merchandise, unless specifically approved by the City.
D. Minimum Size Requirements. All plants must at least equal the following
minimum size:
Title X: 1060 -19
Potted/Bare Root or Balled and Burlapped
Shade Trees (oversto )
2.5 -inch diameter
Ornamental Trees understo
1.5 -inch diameter
Evergreen Trees (oversto
4 -6 feet high
Tall Shrubs and Hedge Material (deciduous or
coniferous)
3 -4 feet high
Low Shrubs (deciduous)
5 gallon
Title X: 1060 -19
Performance Standards
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
E. Spacing. Plant material centers shall not be located closer than 3 feet from the
fence line or property line and shall not be planted to conflict with public
plantings based on the judgment of the City staff.
F. Types of Plantings. The landscape plan shall be reviewed by City staff to
ensure that appropriate plant materials are used to accomplish the intent of the
landscaping, including screening where required.
G. Number of Trees. The minimum number of trees on any given site shall be as
follows:
1. Residential uses shall provide a minimum of one overstory tree per
dwelling unit.
2. Non - Residential Uses. Non - residential uses shall contain at a minimum:
a. One overstory tree per 1,000 square feet of gross building floor area or
one tree per 50 lineal feet of site perimeter, whichever is greater.
b. One understory shrub for each 300 square feet of building or one tree
per 30 lineal feet of site perimeter, whichever is greater.
3. Understory Trees. Up to 50 percent of the required number of overstory
trees may be substituted with the use of understory trees in combination
with other design elements. In such cases, not less than 3 understory trees
shall be provided for each one required overstory tree substituted.
4. At the sole discretion of the City, a portion of the total number of required
trees for any development may be planted at a public location when it is
determined by the City that site constraints or existing vegetation limit the
ability to plant on site. Cash fees based on the estimated cost of materials
and installation of required materials may be substituted for public location
planting at the discretion of the City.
5. No more than 33 percent of the required number of trees shall be of one
species.
H. Irrigation. Underground irrigation shall be required on all new multi - family
and non - residential development where municipal water is available.
I. Landscape Guarantee. All new plants shall be guaranteed for 2 full years from
the time planting has been completed. All plants shall be alive and in
satisfactory growth at the end of the guarantee period or be replaced per the
approved plan. Security in the form of letter of credit or cash shall be
provided to guarantee the installation per the approved plan.
Title X: 1060 -20
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44May 5, 2011
I Required Screening and Buffering.
1. Screening with the use of landscaping, fencing and walls should be
accomplished with the existing topography where possible. When the
existing topography prohibits effective screening, berming may be used.
a. Planting screens are the preferred method of screening. The planting
screen shall consist of hardy trees that will provide a minimum of 80
percent opacity year- round. Planting screens shall contain a mix of
overstory and understory plantings and a mix of deciduous and
coniferous materials.
b. Fences or walls may be used in conjunction with landscaping to
provide screening. When required for screening, minimum of 80
percent opacity shall be provided. No landscaping or screening shall
interfere with driver or pedestrian visibility for vehicles entering or
exiting the premises.
c. Earth berms may be used for screening when topography requires the
earth berm to adequately screen the property. Berms shall not exceed
3:1 slope.
2. Parking areas with 4 or more stalls shall be screened from properties
guided or zoned residential and from public streets. Screening to a height
of at least 3 feet shall be provided to screen vehicle headlights.
3. Loading and service areas shall be screened from properties guided or
zoned residential and from public streets.
K. Building Setback Flexibility through Additional Landscaping. A reduction in
the required front yard setback adjacent to arterial streets may be approved by
the City Council if the applicant provides landscaping beyond the minimum
requirements or preserves significant landscaping in this area. The required
setback may be reduced up to 40 percent if the applicant provides a minimum
of one overstory deciduous tree, one overstory coniferous tree, 2 ornamental
trees and 10 understory shrubs per 100 feet of the length of the property line
where the flexibility is requested, or preserves the equivalent amount of
existing trees and shrubs. These materials must be provided in addition to the
minimum landscape requirements.
L. Parking Setback Flexibility through Additional Landscaping. A reduction in
the required front yard setback adjacent to arterial streets may be approved by
the City Council if the applicant provides landscaping beyond the minimum
requirements or preserves significant landscaping in this area. The required
setback may be reduced to the required front yard setback from other streets in
that district if the applicant provides a minimum of one overstory deciduous
Title X: 1060 -21
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44May 5, 2011
tree, one overstory coniferous tree, 2 ornamental trees and 10 understory
shrubs per 100 feet of the length of the property line where the flexibility is
requested, or preserves the equivalent amount of existing trees and shrubs.
These materials must be provided in addition to the minimum landscape
requirements.
(Ord. 207, passed 10- 28 -04)
Title X: 1060 -22
Performance Standards
August 24, 2009
1060.080 - Fences and Walls
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
Subd. 1. General Provisions. Except as otherwise provided herein, all fences and walls
within the City shall be subject to the following general provisions:
A. No fences or walls shall be placed on or extend into public rights -of -way.
B. That side of any fence or wall considered to be its "face" (i.e., the finished side
having no structural supports) shall face abutting property or street right -of-
way.
C. Both sides of any fence or wall shall be maintained in a condition of
reasonable repair and appearance by its owner and shall not be allowed to
become and remain in a condition of disrepair or danger, or constitute a
nuisance, public or private.
D. No physical damage of any kind shall occur to abutting property during
installation unless it is allowed under agreement with the adjacent property
owner.
E. A certificate of survey may be required for all fences (except hedges and
plantings) or walls to be constructed on or within 6 feet from the property line,
unless corner property stakes are in place and marked and a survey is filed
with the City. Additionally, retaining walls shall not be placed within any
drainage or ponding easement unless also reviewed and approved by the City
Engineer.
F. Specific Fence Standards. Except as otherwise provided herein, fences may
be allowed subject to the following specific standards:
1. Fences constructed of materials with opacity of up to 100% and not
exceeding 6 feet in height may be located at or behind the minimum front
setback line, as required for the principal structure on the lot.
2. Fences with opacity of less than 50 percent (e.g., wrought iron, chain link,
split rail) and not exceeding 4 feet in height may be located within a
required front yard area.
3. Fences over 6 feet in height shall meet all building setback requirements
for the zoning district in which it is located.
4. Fences not exceeding 6 feet in height, for uses other than one and two
family dwellings, may be permitted in front of the front building line as
established by the primary structure on the lot, when required for screening
of adjacent property. In such cases, the required front setback for the
fence shall be the same as for the use that it is intended to buffer.
Title X: 1060 -23
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44May 5, 2011
5. On corner lots or lots adjacent to railroad rights -of -way, no fence shall be
located in a sight visibility triangle, as defined by Section 1060.090, Subd.
2, unless it is in compliance with the sight clearance requirements for such
lots as set forth in this Chapter.
6. Fences which include a security gate at a point where access is provided to
the property and principal building may be approved if necessary and
appropriate as part of the site plan review.
7. Fences for the agricultural uses on properties at least 10 acres in size are
not subject to the requirements of this section.
1060.090 — General Performance Standards
Subd. 1. Grading and Drainage. No land shall be developed and no use shall be
permitted in the City that results in water runoff causing flooding, erosion, or
deposit of sediment on adjacent properties which is inconsistent with the grading
and erosion control plan provisions of Section 950 of the Subdivision Ordinance.
Subd. 2. Traffic Sight Visibility. Except as may be approved by the Zoning
Administrator, no wall, fence, structure, tree, shrub, vegetation or other
obstruction shall be placed on or extend into any yard or right -of -way area so as to
pose a danger to traffic by obscuring the view of approaching vehicular traffic or
pedestrians from any street or driveway. Visibility from any street or driveway
shall be unobstructed above a height of 3 feet, measured from where both street or
driveway center lines intersect within a triangular area described as beginning at
the intersection of the projected curb line of two intersecting streets or drives,
thence 30 feet along one curb line, thence diagonally to a point 30 feet from the
point of beginning along the other curb line. The exception to this requirement
shall be where there is a tree, planting or landscape arrangement within such area
that will not create a total obstruction wider than 3 feet. These requirements shall
not apply to conditions that legally exist prior to the effective date of this Chapter
unless the Zoning Administrator determines that such conditions constitute a
safety hazard.
Subd. 3. Smoke. The emission of smoke by any use shall be in compliance with and
regulated by the State of Minnesota Pollution Control Standards, Minnesota
Regulation APC 7017.
Subd. 4. Dust and Other Particulate Matter. The emission of dust, fly ash or other
particulate matter by any use shall be in compliance with and regulated by the
State of Minnesota Pollution Control Standards, Minnesota Regulation APC 7011.
Title X: 1060 -24
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44May 5, 2011
Subd. 5. Air Pollution. The emission of air pollution, including potentially hazardous
emissions, by any use shall be in compliance with and regulated by Minnesota
Statutes 116, as may be amended.
Subd. 6. Noise. Noises emanating from any use shall be in compliance with and regulated
by the Minnesota Pollution Control Standards.
Subd. 7. Sewage Disposal. Individual sewage disposal systems shall be installed and
operated in compliance with the applicable provisions of the City Code.
Subd. 8. Bulk Storage (Liquid). All uses associated with the bulk storage of all gasoline,
liquid fertilizer, chemical, flammable and similar liquids shall comply with
requirements of and have appropriate permits indicating compliance with the
Minnesota State Fire Code and Minnesota Department of Agriculture regulations.
Subd. 9. Radiation Emission. All activities that emit radioactivity shall comply with the
minimum requirements of the Minnesota Pollution Control Agency.
Subd. 10. Electrical Emission. All activities which create electrical emissions shall comply
with the minimum requirements of the Federal Communications Commission.
Subd. 11. Setbacks from Public Streets. All setbacks from public streets or proposed
public streets shall be measured from the planned widened rights -of -way in
accordance with City policy. All buildings shall be so placed so that they will not
obstruct future streets which may be constructed by the City in conformity with
existing streets and according to the system and standards employed by the City.
Title X: 1060 -25
Performance Standards
August 24, 2009
1060.100 — Telecommunications Services
Subd.1. Findings.
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
The City Council finds: The Federal Communications Act of 1934 as amended by
the Telecommunications Act of 1996 ( "the Act "), and subsequent revisions,
grants the Federal Communications Commission exclusive jurisdiction over the
regulation of the environmental effects of radio frequency emissions from
telecommunications facilities and the regulation of radio signal interference
among users of the radio frequency spectrum.
Consistent with the Act, the regulation of towers and telecommunications
facilities in the City is not intended to have the effect of prohibiting any person
from providing wireless telecommunications services. The general purpose of
this subsection is to regulate the placement, construction and modification of
telecommunication towers and facilities in order to protect the health, safety and
welfare of the public, while not unreasonably interfering with the development of
the competitive wireless telecommunications marketplace in the City.
Specifically, the purposes of this Ordinance are:
A. To regulate the location of telecommunication towers and facilities.
B. To protect residential areas and land uses from potential adverse impacts
of telecommunication towers and facilities.
C. To minimize adverse visual impacts of telecommunication towers and
facilities through design, siting, landscaping, and innovative camouflaging
techniques.
D. To promote and encourage shared use and co- location of
telecommunication towers and antenna support structures.
E. To avoid damage to adjacent properties caused by telecommunication
towers and facilities by ensuring that those structures are soundly and
carefully designed, constructed, modified, maintained and promptly
removed when no longer used or when determined to be structurally
unsound.
F. To ensure that telecommunication towers and facilities are compatible
with surround land uses.
G. To facilitate the provision of wireless telecommunications services to the
residents and businesses of the City in an orderly fashion.
Title X: 1060 -26
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
Subd. 2. Development of Towers; Approvals Required.
A. Conditional use. A tower is a conditional use in specified zoning districts
within the city. A tower may not be constructed in those districts unless a
conditional use permit has been issued by, and site plan approval obtained
from, the City Council, and the building official has issued a building permit.
B. Administrative Permit. Co- location of additional antennas onto an existing
tower and associated ground equipment may be granted by administrative
permit. An administrative permit may be issued by City staff in accordance
with the requirements of Section 1070.060 of the Zoning Ordinance.
C. Preferred Locations. If co- location is not feasible, the preference for location
of new towers within the City is, in order of priority:
1. Existing public property.
2. Agricultural property.
3. Commercial /industrial property.
D. Applicant must demonstrate in writing, to the City's satisfaction, that a lower
priority site location is necessary as part of the application. The City has no
obligation to allow the use of City property for this purpose.
Subd. 3. Application Process.
A. A person desiring to construct a tower must submit an application for site plan
approval and, for a conditional use permit, to the City Planner.
B. An application to develop a tower must include:
1. Name, address and telephone number of the applicant.
2. Name, address and telephone numbers of the owners of the property
on which the tower is proposed to be located.
3. Written consent of the property owner(s) to the application.
4. Written evidence from an engineer that the proposed structure meets
the structural requirements of this code.
5. Written information demonstrating the need for the tower at the
proposed site in light of the existing and proposed wireless
telecommunications network(s) to be operated by persons intending to
place telecommunications facilities on the tower.
Title X: 1060 -27
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44NIay 5, 2011
6. A copy of relevant portions of a lease signed by the applicant and
property owner(s), requiring the applicant to remove the tower and
associated telecommunications facilities upon cessation of operations on
the leased site, or, if a lease does not yet exist, a written agreement to
include such a provision in the lease to be signed.
7. An application fee established from time to time by resolution of the
City Council.
8. Any other information that City Staff, Planning Commission or
Council deem necessary to consideration of the application.
C. Administrative Costs and Expenses. In addition to the application fee, the
applicant shall be responsible to pay for all administrative costs incurred by
the City in their review process, including staff administrative time, legal,
engineering, and any other consultant or expert fees deemed necessary by the
City. The City, in its discretion may hire experts to assist in its review of any
application and the applicant shall pay the cost of such expertise.
D. Council Action. Requests for site plan approval and conditional use permit
approval will be processed contemporaneously, according to the provisions
outlined in the Corcoran Zoning Ordinance.
E. Staff Action. Request for site plan approval and administrative permit for co-
location onto existing towers or structures will be processed
contemporaneously, according to the provisions outlined in the Corcoran
Zoning Ordinance.
Subd. 4. Performance Standards.
A. Co- location capability. All equipment used for transmitting or receiving
telecommunication, television, or radio signals shall be co- located on existing
towers whenever possible. Unless the applicant presents clear and convincing
evidence to the City Council that co- location is not feasible, a new tower may
not be built, constructed or erected in the City unless the tower is capable of
supporting at least two telecommunications facilities comparable in weight,
size, and surface area to each other.
B. Setback Requirements. All towers and accessory equipment must comply with
the following minimum setback requirements:
1. Towers and accessory equipment shall meet the setbacks of the underlying
zoning district. The tower may not encroach upon any easements.
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August 24, 2009
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DRAFT April 7. Z44May 5, 2011
2. The tower shall be setback from the nearest residential structure at least the
height of the tower. Exceptions to such setback may be granted if a qualified
structural engineer specifies in writing that any collapse of the pole will occur
within a lesser distance under all foreseeable circumstances.
3. The setback for a tower or accessory equipment may be reduced or its location
in relation to a public street varied, at the discretion of the City, to allow the
integration of the structure into an existing or proposed structure, such as a
light standard, power line support device, or similar structure.
4. Setback requirements for towers are measured from the base of the tower to
the property line of the parcel on which it is located.
C. Engineer Certification. Towers must be designed and certified by an engineer to
be structurally sound and in conformance with the Uniform Building Code, and
any other standards set forth in this code.
D. Height Restriction. A tower may not exceed 150 feet in height. Measurement of
tower height must include the tower structure itself, the base pad, and any other
telecommunications facilities attached thereto. Tower height is measured from
grade.
E. Lighting. Towers may not be artificially lighted except as required by the Federal
Aviation Administration. At time of construction of a tower, in cases where there
are residential uses located within a distance which is three times the height of the
tower from the tower, dual mode lighting must be requested from the Federal
Aviation Administration. Not withstanding this provision, the City may approve
the placement of an antennae on an existing or proposed lighting standard,
provided that the antennae is integrated with the lighting standard.
F. Exterior Finish. Towers not requiring Federal Aviation Administration painting
or marking must have an exterior finish as approved in the site plan.
G. Fencing. Fences constructed around or upon parcels containing towers, antenna
support structures, or telecommunications facilities must be constructed in
accordance with the applicable fencing requirements in the zoning district where
the tower or antenna support structure is located, unless more stringent fencing
requirements are required by Federal Communications Commission regulations.
H. Landscaping. Landscaping on parcels containing towers, antenna support
structures or telecommunications facilities must be in accordance with
landscaping requirements as approved in the site plan. Ground mounted
equipment must be screened from view by suitable vegetation, except where a
design of non - vegetative screening better reflects and complements the character
of the surrounding neighborhood.
Title X: 1060 -29
Performance Standards
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
I. Accessory Buildings and Equipment. No more than one accessory building is
permitted per user on a tower. Accessory buildings may be no more than 400
square feet in size. Utility buildings and structures accessory to a tower must be
architecturally designed to blend in with the surrounding environment and to meet
such setback requirements as are compatible with the actual placement of the
tower. Accessory structures shall comply with the building design and material
standards of the district in which they are located. Telecommunications facilities
not located on a tower or in an accessory building must be of stealth design.
J. Security. Towers must be reasonably posted and secured to protect against
trespass. All signs must comply with applicable sign regulations.
K. Design. Towers must be of stealth design, if practical.
L. Removal of Towers. Abandoned or unused towers and associated above - ground
facilities must be removed within twelve months of the cessation of operations of
the telecommunications facility at the site unless an extension is approved by the
City Council. Any tower and associated telecommunications facilities that are not
removed within twelve months of the cessation of operations at a site are declared
to be public nuisances and may be removed by the City and costs of removal
assessed against the property pursuant to the nuisance abatement section of the
Corcoran City Code.
M. Inspections. The City may conduct inspections at any time, upon reasonable
notice to the property owner and the tower owner to inspect the tower for the
purpose of determining if it complies with the Uniform Building Code and other
construction standards provided by the City Code, federal and state law. The
expense related to such inspections will be borne by the property owner. Based
upon the results of an inspection, the building official may require repair or
removal of a tower.
N. Maintenance. Towers must be maintained in accordance with the following
provisions.
1. Tower owners must employ ordinary and reasonable care in construction and
use commonly accepted methods and devices for preventing failures and
accidents that are likely to cause damage, injuries, or nuisances to the public.
2. Tower owners must install and maintain towers, telecommunications facilities,
wires, cables, fixtures and other equipment in compliance with the
requirements of the National Electric Safety code and all Federal
Communications Commission, state, and local regulations, and in such a
manner that they will not interfere with the use of other property.
3. Towers, telecommunications facilities or antenna support structures must be
kept and maintained in good condition, order, and repair.
Title X: 1060 -30
Performance Standards Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. Z44May 5, 2011
4. Maintenance or construction on a tower, telecommunications facilities or
antenna support structure must be performed by qualified maintenance and
construction personnel.
5. Towers must comply with radio frequency emissions standards of the
Federal Communications Commission.
6. If the tower owner discontinues the use of a tower, the tower owner must
provide written notice to the City of its intent to discontinue use and the
date when the use will be discontinued.
Subd.5. Variances.
An applicant may request a variance to the setback, separation, buffer
requirements, or maximum height provisions of this Code in accordance with the
procedures outlined for the granting of a variance in the Corcoran City Code. The
City Council may grant the requested variance if the applicant demonstrates with
written or other satisfactory evidence that:
A. A.—The locations, shape, appearance or nature of use of the proposed tower
will not substantially detract from the aesthetics of the area nor change the
character of the neighborhood in which the tower is proposed to be located.
B. B—The variance will not create a threat to the public health, safety or welfare.
C. C—. -In the case of a requested modification to the setback requirement, that the
size of parcel upon which the tower is proposed to be located makes
compliance impossible, and the only alternative for the applicant is to locate
the tower at another site that poses a greater threat to the public health, safety
or welfare or is closer in proximity to a residentially zoned land.
D. D—In the case of a request for modification of separation requirements, if the
person provides written technical evidence from an engineer that the proposed
tower and telecommunications facilities must be located at the proposed site
in order to meet the coverage needs of the applicant's wireless
communications system and if the person agrees to create approved
landscaping and other buffers to screen the tower from being visible to the
residential area.
E. E--In the case of a request for modification of the maximum height limit, that
the modification is necessary to:
1. Facilitates co- location of telecommunications facilities in order to avoid
construction of a new tower.
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August 24, 2009 DRAFT April 7. Z44May 5, 2011
2. To meet the coverage requirements of the applicant's wireless
communications system, which requirements must be documented with
written, technical evidence from a recognized expert in the
telecommunications industry.
(Ord. 200, passed 07- 22 -04)
Title X: 1060 -32
Performance Standards
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Title X: 1060 -33
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Administration, Permits and Procedures
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. -44May 5, 2011
SECTION 1070 — ADMINISTRATION, PERMITS AND PROCEDURES
1070.010 — Zoning Amendments (Text and Map)
Subd. 1. Procedure. An application for an amendment to the Zoning Ordinance or Zoning
Map shall be approved or denied, pursuant to Minnesota Statutes 15.99.
Additional City requirements are as follows:
A. Request for rezoning (text or map) shall be filed with the Zoning
Administrator on an official application form. A non - refundable fee as set
forth in the City Code shall accompany such application. Detailed written and
graphic materials, the number and size as prescribed by the Zoning
Administrator, fully explaining the proposed change, development, or use,
shall also accompany such application. The application shall be considered as
being officially submitted and complete when the applicant has complied with
all the specified information requirements.
B. Upon completion of preliminary staff analysis of the application and request,
the Zoning Administrator, when appropriate, shall set a public hearing
following proper hearing notification. The Planning Commission shall
conduct the hearing and report its findings and make recommendations to the
City Council.
C. Notice of said hearing shall be mailed to all owners of land within 350 feet of
the boundary of the property in question.
D. Failure of a property owner to receive said notice(s) shall not invalidate any
such proceedings as set forth within this Chapter.
E. Notice of said hearing shall also be published in the official newspaper at least
10 days prior to the hearing and consist of:
1. Legal property description.
2. Description of request.
3. Map detailing property location.
F. The Planning Commission and City staff shall have the authority to request
additional information from the applicant concerning operational factors or to
retain expert testimony with the consent and at the expense of the applicant
concerning operational factors, said information to be declared necessary to
establish performance conditions in relation to all pertinent sections of this
Chapter.
Title X: 1070 -1
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August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. -44May 5, 2011
G. The applicant or a representative thereof may appear before the Planning
Commission in order to present information and answer questions concerning
the proposed request.
H. The Planning Commission shall make findings of fact and a recommendation
on the request. Such recommendations shall be accompanied by the report
and recommendation of the City staff.
I. The City Council shall not act upon an amendment until they have received a
report and recommendation from the Planning Commission and the City staff.
J. Upon receiving said reports and recommendations of the Planning
Commission and the City staff, the City Administrator shall schedule the
application for consideration by the City Council. Such reports and
recommendations shall be entered in and made part of the permanent written
record of the City Council meeting.
K. Upon receiving said reports and recommendations, the City Council shall
have the option to set and hold a public hearing if deemed necessary.
L. The applicant or a representative thereof may appear before the City Council
in order to present information and answer questions concerning the proposed
request.
M. For any application that changes all or part of the existing classification of a
zoning district from residential to either commercial or industrial, approval
shall require passage by a two - thirds vote of the full City Council. Approval
of any other proposed amendment shall require passage by a majority vote of
the full Council.
N. The amendment shall not become effective until such time as the City Council
approves an ordinance reflecting said amendment.
O. Whenever an application for an amendment has been considered and denied
by the City Council, the Planning Commission or City Council shall not
consider a similar application for an amendment affecting substantially the
same property again for at least 6 months from the date of its denial. A
subsequent application affecting substantially the same property shall likewise
not be considered again by the Planning Commission or City Council for an
additional 6 months from the date of the second denial unless a decision to
reconsider such matter is made by not less than a majority of the full City
Council.
Subd. 2. Evaluation Criteria. The Planning Commission shall consider possible adverse
effects of the proposed amendment. Its judgment shall be based upon (but not
limited to) the following factors:
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Corcoran Zoning Ordinance
DRAFT April 7. _44May 5, 2011
A. The proposed action has been considered in relation to the specific policies
and provisions of and has been found to be consistent with the City
Comprehensive Plan, including public facilities and capital improvement
plans.
B. The proposed action meets the purpose and intent of this Ordinance or, in the
case of a map amendment, it meets the purpose and intent of the individual
district.
C. There is adequate infrastructure available to serve the proposed action.
D. There is an adequate buffer or transition provided between potentially
incompatible districts.
Subd. 3. Initiation. Any person owning real estate within the City may initiate a request
to amend the district boundaries or text of this Chapter so as to affect the said real
estate. The City Council or Planning Commission may, upon their own, initiate a
request to amend the text or the district boundaries of this Chapter.
Subd. 4. Certification of Taxes Paid. Prior to approving an application for rezoning, the
applicant shall provide certification to the City that there are no delinquent
property taxes, special assessments, interest, or City utility fees due upon the
parcel of land to which the rezoning application relates.
1070.020 — Conditional Use Permits
Subd. 1. Purpose. The purpose of a conditional use permit is to authorize and regulate
uses which may be beneficial in a specific instance to the general welfare of the
community, yet ensure that such uses are not detrimental to surrounding property,
and are consistent with the stated purpose of the zoning district in which such uses
are located regarding conditions of operation, location, arrangement, and
construction.
Subd. 2. Procedure. An application for a conditional use permit shall be approved or
denied pursuant to Minnesota Statutes 15.99. Additional City requirements are as
follows:
A. Request for conditional use permits, as provided within this Chapter, shall be
filed with the Zoning Administrator on an official application form. A non-
refundable fee as set forth in the City Code shall accompany such application.
Detailed written and graphic materials, the number and size as prescribed by
the Zoning Administrator, fully explaining the proposed change, development,
or use, shall also accompany such application. The application shall be
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Corcoran Zoning Ordinance
DRAFT April 7. -44May 5, 2011
considered as being officially submitted and complete when the applicant has
complied with all the specified information requirements.
B. Upon completion of preliminary staff analysis of the application and request,
the Zoning Administrator, when appropriate, shall set a public hearing
following proper hearing notification. The Planning Commission shall
conduct the hearing, and report its findings and make recommendations to the
City Council.
C. Notice of said hearing shall be published in the official newspaper at least 10
days prior to the hearing.
D. Notice of said hearing shall also be mailed at least 10 days prior to all owners
of land within 350 feet of the boundary of the property in question, informing
them of the receipt of the application and the anticipated schedule for
consideration.
E. Failure of a property owner to receive said notice shall not invalidate any such
proceedings as set forth within this Chapter.
F. The applicant or their representative may appear before the Planning
Commission in order to present information and answer questions concerning
the proposed request.
G. The Planning Commission shall make findings of fact and make a
recommendation on such actions or conditions relating to the request as they
deem necessary to carry out the intent and purpose of this Chapter. Such
recommendation shall be in writing and accompanied by the report and
recommendation of the City staff.
H. The City Council shall not consider a conditional use permit until they have
received a report and recommendation from the Planning Commission and the
City staff.
I. Upon receiving said reports and recommendations of the Planning
I Commission and the City staff, the City Administrator shall schedule the
application for consideration by the City Council. Such reports and
recommendations shall be entered in and made part of the permanent written
record of the City Council meeting.
K. Upon receiving said reports and recommendations, the City Council shall
have the option to set and hold a public hearing if deemed necessary and shall
make a recorded finding of fact and may impose any condition they consider
necessary to protect the public health, safety and welfare.
Title X: 1070 -4
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DRAFT April 7. -44May 5, 2011
L. The applicant or a representative thereof may appear before the City Council
in order to present information and answer questions concerning the proposed
request.
M. Approval of a request shall require passage by a majority vote of the full
Council.
N. Whenever an application for a conditional use permit has been considered and
denied by the City Council, the Planning Commission or City Council shall
not consider a similar application for a conditional use permit affecting
substantially the same property again for at least 6 months from the date of its
denial. A subsequent application affecting substantially the same property
shall likewise not be considered again by the Planning Commission or City
Council for an additional 6 months from the date of the second denial unless a
decision to reconsider such matter is made by a majority vote of the full City
Council.
Subd. 3. Evaluation Criteria. The Planning Commission shall consider possible adverse
effects of the proposed conditional use. Its judgment shall be based upon (but not
limited to) the following factors:
A. Compliance with and effect upon the Comprehensive Plan, including public
facilities and capital improvement plans.
B. The establishment, maintenance or operation of the conditional use will
promote and enhance the general public welfare and will not be detrimental to
or endanger the public health, safety, morals or comfort.
C. The conditional use will not be injurious to the use and enjoyment of other
property in the immediate vicinity for the purposes already permitted, nor
substantially diminish and impair property values within the neighborhood.
D. The establishment of the conditional use will not impede the normal and
orderly development and improvement of surrounding property for uses
permitted in the district.
E. Adequate public facilities and services are available or can be reasonably
provided to accommodate the proposed use.
F. The conditional use shall, in all other respects, conform to the applicable
regulations of the district in which it is located.
G. The conditional use and site conforms to performance standards as specified
by this Chapter.
Title X: 1070 -5
Administration, Permits and Procedures Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. -44May 5, 2011
Subd. 4. Information Requirement.
A. The information required for all conditional use permit applications shall be as
specified in Section 1070.050, Subd. 6.
B. In addition, the City Council, Planning Commission, and City staff shall all
have the authority to request additional information from the applicant
concerning operational factors or to retain expert testimony with the consent
and at the expense of the applicant. Said information is to be declared
necessary to determine performance and may include but is not limited to:
1. Scope of operation of the proposed use, including methods and materials
utilized in operation.
2. Traffic Generation Data.
3. Statement of the economic impact of the proposed use on the surrounding
area.
4. Statement of the environmental impact of the proposed use on the
surrounding area.
Subd. 5. Revocation.
A. Justification.
The Planning Commission may recommend, and the City Council may direct,
the revocation of any conditional use permit for cause upon determination that
the authorized conditional use is not in conformance with:
1. The conditions of the permit.
2. The intent of this Chapter.
3. City Codes.
4. Other applicable regulations.
B. Process.
The City Council or Planning Commission shall initiate an application and the
Zoning Administrator shall notify the responsible person to whom the permit
was issued, that they have an opportunity to show cause why the permit
should not be revoked. The application shall be processed and considered
pursuant to Subd. 2. of this Section. The Zoning Administrator shall provide
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August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. -44May 5, 2011
the responsible person to whom the permit was issued a copy of the
proceedings and findings of the Planning Commission and City Council.
Subd.6. Amendments.
A. Holders of a conditional use permit may propose amendments to the permit at
any time, following the procedures for a new permit as set forth in this
section.
B. No significant changes in the circumstances or scope of the permitted use
shall be undertaken without approval of those changes by the City. The
Zoning Administrator shall determine what constitutes significant change.
Significant changes include, but are not limited to:
1. Hours of operation.
2. Number of employees.
3. Expansion of structures and /or premises.
4. Operational modifications resulting in increased external activities and
traffic.
C. Following the procedures for hearing and review set forth in this section the
Planning Commission may recommend and the City Council may approve
significant changes and modifications to conditional use permits, including the
application of additional or revised conditions.
Subd.7. Expiration.
A. Unless otherwise specified by the Zoning Administrator or City Council at
time of approval, permit approval shall expire within one year of the date of
approval unless the applicant commences the authorized use. Prior to the
expiration, the applicant may apply for a time extension of up to one year.
B. The request for extension shall be submitted to the Zoning Administrator not
less than 30 days before the expiration of said approval and shall include the
renewal fee as set forth in the City Code and state facts showing a good faith
attempt to complete or utilize the use permitted in the conditional use permit.
A request for an extension not exceeding one year shall be subject to the
review and approval of the Zoning Administrator. Should a second extension
of time or any extension of time longer than one year be requested by the
applicant, it shall be presented to the Planning Commission for a
recommendation and to the City Council for a decision.
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Corcoran Zoning Ordinance
DRAFT April 7. -44May 5, 2011
C. In making its determination on whether an applicant has made a good faith
attempt to utilize the site plan approval, the Zoning Administrator or the City
Council, as applicable, shall consider such factors as the type, design, and size
of the proposed construction, any applicable restrictions on financing, or
special and/or unique circumstances beyond the control of the applicant which
have caused the delay.
Subd. 8. Performance Agreement and Financial Guarantee. Following the approval of
a conditional use permit and prior to the issuing of any building permits or the
commencing of any work, the applicant, as may be applicable, shall guarantee to
the City the completion of all private exterior amenities as shown on the approved
site plan and as required by the conditional use permit approval. The guarantee
shall be made by means of a performance agreement and financial guarantee as
specified in Section 1070.050, Subd. 9.
Subd. 9. Certification of Taxes Paid. Prior to approving an application for a conditional
use permit, the applicant shall provide certification to the City that there are no
delinquent property taxes, special assessments, interest, or City utility fees due
upon the parcel of land to which the conditional use permit application relates.
1070.030 - Interim Uses
Subd. 1. Purpose and Intent. The purpose and intent of allowing interim uses is:
A. To allow a use for a brief period of time until a permanent location is obtained
or while the permanent location is under construction.
B. To allow a use that is presently judged acceptable by the City Council, but
that with anticipated development or redevelopment, will not be acceptable in
the future or will be replaced in the future by a permitted or conditional use
allowed within the respective district.
C. To allow a use which is reflective of anticipated long range change to an area
and which is in compliance with the Comprehensive Plan provided that said
use maintains harmony and compatibility with surrounding uses and is in
keeping with the architectural character and design standards of existing uses
and development.
Subd. 2. Procedure. Uses defined as interim uses, which do not presently exist within a
respective zoning district, shall be processed according to the standards and
procedures for a conditional use permit as established by Section 1070.020 of this
Chapter.
Subd. 3. General Standards. An interim use shall comply with the following:
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Administration, Permits and Procedures Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. -44May 5, 2011
A. Meet the requirements of a conditional use permit set forth in Section
1070.020, Subd. 3.
B. The use is allowed as an interim use in the respective zoning district.
C. The date or event that will terminate the use can be identified with certainty.
D. The use will not impose additional unreasonable costs on the public.
E. The user agrees to any conditions that the City Council deems appropriate for
permission of the use.
Subd. 4. Termination. An interim use shall terminate on the happening of any of the
following events, whichever occurs first:
A. The date stated in the permit.
B. Upon violation of conditions under which the permit was issued.
C. Upon a change in the City's zoning regulations which render the use
nonconforming.
D. The redevelopment of the use and property upon which it is located to a
permitted or conditional use as allowed within the respective zoning district.
Subd. 5. Certification of Taxes Paid. Prior to approving an application for an interim use
permit, the applicant shall provide certification to the City that there are no
delinquent property taxes, special assessments, interest, or City utility fees due
upon the parcel of land to which the interim use permit application relates.
1070.040 - Variances
Subd. 1. Purpose. The purpose of this section is to provide for deviations from the literal
provisions of this Chapter in instances where their strict enforcement would cause
undue hardship because of circumstances unique to the individual property under
consideration, and to grant such variances only when it is demonstrated that such
actions will be in keeping with the spirit and intent of this Chapter.
Subd. 2. Board Designation
A. The City Council shall act as the Board of Adjustment and Appeals.
B. The City Council shall not approve any variance application unless they find
failure to grant the variance will result in undue hardship on the applicant,
and, as may be applicable, all of the following criteria have been met:
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1. That because of the particular physical surroundings, shape, or
topographical conditions of the specific parcel of land involved, a
particular hardship to the owner would result, as distinguished from a
mere inconvenience, if the strict letter of the regulations were to be carried
out.
2. That the conditions upon which a petition for a variation is based are
unique to the parcel of land for which the variance is sought and are not
applicable, generally, to other property within the same zoning
classification.
3. That the granting of the variation will not be detrimental to the public
welfare or injurious to other land or improvements in the neighborhood in
which the parcel of land is located.
4. That the proposed variation will not impair an adequate supply of light and
air to adjacent property, or substantially increase the congestion of the
public streets, or increase the danger of fire, or endanger the public safety,
or substantially diminish or impair property values within the
neighborhood.
Subd.3. Procedures.
A. An application for a variance shall be approved or denied pursuant to
Minnesota Statutes 15.99. Additional City requirements are as follows:
B. Application Process.
1. Requests for a variance shall be filed with the Zoning Administrator on an
official application form. A non - refundable fee as set forth by the City
Code shall accompany such application. The application shall be
considered as being officially submitted complete when the applicant has
complied with all the specified informational requirements, which shall
include the following:
a. A written description of the request for the variance, including an
explanation of compliance with the variance criteria set forth in this
section.
b. Supporting materials, as outlined in this Section and as determined by
the Zoning Administrator on a case -by -case basis.
2. The Zoning Administrator shall have the authority to request additional
information from the applicant concerning operational factors or to retain
expert testimony with the consent and at the expense of the applicant
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concerning operational factors, said information to be declared necessary
to establish performance conditions in relation to all pertinent sections of
this Chapter.
C. Approval Process.
1. Upon receipt of a complete application, as determined by staff review, and
following preliminary staff analysis of the application and request, the
Zoning Administrator, when appropriate, shall establish a time and place
for consideration by the Planning Commission. At least 10 days before
the date of the meeting, a written notice of the meeting shall be mailed to
the applicant and to all other owners of property located within 350 feet of
the boundaries of the subject property.
2. Failure of a property owner to receive notice shall not invalidate any such
proceedings as set forth within this Chapter.
3. The Zoning Administrator shall instruct the appropriate staff persons to
prepare technical reports where appropriate, and provide general
assistance in preparing a recommendation on the action to the Planning
Commission.
4. The Board of Adjustment and Zoning Administrator shall have the
authority to request additional information from the applicant concerning
operational factors or to retain expert testimony with the consent and at the
expense of the applicant concerning operational factors, said information
to be declared necessary to establish performance conditions in relation to
all pertinent sections of this Chapter.
5. The applicant or a representative thereof may appear before the Planning
Commission in order to present and answer questions concerning the
proposed request.
6. The Board of Adjustment shall make findings of fact and make a
recommendation on such actions or conditions relating to the request, as
they deem necessary to carry out the purpose of this Chapter. Such
recommendations shall be in writing and accompanied by the report and
recommendation of the City staff.
7. The City Council shall not act upon the request until they have received a
report and recommendation from the Planning Commission and the City
staff.
8. Upon receiving said reports and recommendations the City Administrator
shall schedule the application for consideration by the City Council. Such
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reports and recommendations shall be entered in and made part of the
permanent written record of the Commission meeting.
9. Upon receiving said reports and recommendations the City Council shall
have the option to set and hold a public hearing if deemed necessary and
shall make a recorded finding of fact and may impose any condition they
considered necessary to protect the public health, safety and welfare.
10. Approval of a request shall require passage by a majority vote of the entire
City Council.
11. In granting any variance under the provisions of this section, the City
Council shall designate such conditions in connection with the request that
will, in its opinion, secure the objectives of the regulations or provisions to
which the adjustment or variance is granted, as to light, air, and the public
health, safety, comfort, convenience and general welfare.
12. In all cases where variances are granted under the provisions of this
section, the City Council shall require such evidence and guarantee, as it
may deem necessary to insure compliance with the conditions designated
in connection with the request.
13. The Zoning Administrator shall serve a copy of the final order of the
Board upon the petitioner by mail.
14. Whenever an application for a variance has been considered and denied by
the Board, a similar application for a variance affecting substantially the
same property shall not be considered again by the Board of Adjustment
or City Council for at least 6 months from the date of its denial; and a
subsequent application affecting substantially the same property shall
likewise not be considered again by the Planning Commission or Board
for an additional 6 months from the date of the second denial unless a
decision to reconsider such matter is made by a majority vote of the full
Board.
Subd. 4. Appeal of Board Ruling. Any person or persons, any private or public to seek
review of the decision with a court of record in the manner provided by the laws
of the State of Minnesota, and particularly Minnesota Statutes, Chapter 462, as
such statutes may be from time to time amended, supplemented or replaced.
Subd. 5. Expiration. Unless otherwise specified by the Zoning Administrator or City
Council at the time of approval, approved variances shall expire, within one year
after the date of approval unless the applicant has commenced the authorized use
or improvement. Prior to the expiration, the applicant may apply for a time
extension of up to one year.
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The request for extension shall include the renewal fee as set forth in the City
Code and be submitted to the Zoning Administrator not less than 30 days before
the expiration and shall include the renewal fee as set forth in the City Code and
state facts showing a good faith attempt to complete or utilize the approval
permitted in the variance. A request for an extension not exceeding one year shall
be subject to the review and approval of the Zoning Administrator. Should a
second extension of time or any extension of time longer than one year be
requested by the applicant, it shall be presented for approval to the Board of
Adjustment.
Subd. 6. Performance Agreement and Financial Guarantee. Following the approval of
a variance and prior to the issuing of any building permits or the commencing of
any work, the applicant, as may be applicable, shall guarantee to the City the
completion of all private exterior amenities as shown on the approved site plan
and as required by the variance approval. The guarantee shall be made by means
of a performance agreement and financial guarantee as specified in Section
1070.050, Subd. 9.
Subd. 7. Certification of Taxes Paid. Prior to approving an application for a variance, the
applicant shall provide certification to the City that there are no delinquent
property taxes, special assessments, interest, or City utility fees due upon the
parcel of land to which the variance application relates.
(Ord. 211, passed 12- 21 -04, Ord. 231, passed 02- 09 -06)
1070.050 — Site Plan
Subd. 1. Purpose. The purpose of this section is to establish a formal site plan review
procedure and provide regulations pertaining to the enforcement of site design
standards consistent with the requirements of this Chapter.
Subd. 2. Site Plan Approval. Site plan approval is required for all development, except
the following:
A. Agricultural uses and tree farms in the A and RR districts.
B. Single family detached dwellings.
C. Two family attached dwellings.
Subd. 3. Sketch Plan.
A. Prior to filing a formal application, applicants may present a sketch plan to the
Zoning Administrator. The plan shall be conceptual but shall be drawn to
scale with topography of a contour interval not greater than 2 feet and may
include the following:
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1. 1. proposed site with reference to existing development on
adjacent properties, at least to within 200 feet.
2. 2.General location of proposed structures.
3_ 3. Tentative street arrangements, both public and private.
4. Amenities to be provided such as recreational areas, open space,
walkways, etc.
5_ 5. General location of parking areas.
6_F—.Proposed public sanitary sewer, water and storm drainage.
7_7-.—A statement showing the proposed density of the project and the
method of calculating said density.
8_8-.—Extent of and any proposed modifications to land within the Overlay
Districts as described and regulated in Section 1050.
B. The Zoning Administrator shall have the authority to refer the sketch plan to
the Planning Commission and/or City Council for discussion, review, and
informal comment. Any opinions or comments provided to the applicant by
the Zoning Administrator, Planning Commission, and/or City Council shall be
considered advisory only and shall not constitute a binding decision on the
request.
C. Request for sketch plan review and comment by the Planning Commission
shall be filed with the Zoning Administrator on an official application form.
Subd. 4. Application Process. An application for site plan approval shall be approved or
denied pursuant to Minnesota Statutes 15.99. Additional City requirements are as
follows:
A. Request for site plan approval. As provided within this Chapter, request for
approval be filed with the Zoning Administrator on an official application
form. A non - refundable fee as provided for in the City Code shall accompany
such application. Detailed written and graphic materials, the number and size
as prescribed by the Zoning Administrator, fully explaining the proposed
change, development, or use, shall also accompany such application. The
request shall be considered as being officially submitted and complete when
the applicant has complied with all the specified information requirements.
B. Proof of Ownership or Authorization. The applicant shall supply proof of
ownership of the property for which the site plan approval is requested or
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supply written authorization from the owner(s) of the property in question to
proceed with the requested site plan approval.
C. Procedures.
1. i —The Zoning Administrator shall instruct the appropriate staff
persons to prepare technical reports where appropriate, and provide
general assistance in preparing a recommendation on the action to the
Planning Commission and the City Council.
2. 2.The Planning Commission and City staff shall have the authority to
request additional information from the applicant concerning operational
factors or to retain expert testimony with the consent and at the expense of
the applicant concerning operational factors. Said information is to be
declared necessary to evaluate the request and/or to establish performance
conditions in relation to all pertinent sections of this Chapter. Failure on
the part of the applicant to supply all necessary supportive information
may be grounds for denial of the request.
3. 3. applicant or their representative may appear before the
Planning Commission in order to present information and answer
questions concerning the proposed request.
4_4. The Planning Commission shall recommend such actions or
conditions relating to the request as they deem necessary to carry out the
intent and purpose of this Chapter.
5_ 5. The City Council shall not consider a site plan application until
they have received a report and recommendation from the Planning
Commission and City staff.
6_H -Upon receiving the report and recommendation of the Planning
Commission, the City Administrator shall schedule the application for
consideration by the City Council. Such reports and recommendations
shall be entered in and made part of the permanent written record of the
City Council meeting.
7. 7. applicant or their representative may appear before the City
Council in order to present information and answer questions concerning
the proposed request.
8_8-.—Approval of a request shall require passage by a majority vote of
the entire City Council.
Subd. 5. Evaluation Criteria. The Planning Commission and City Council shall evaluate
the effects of the proposed site plans. This review shall be based upon, but not be
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limited to, compliance with the City Comprehensive Plan and provisions of the
Zoning Ordinance.
Subd. 6. Information Requirement. Every application must contain the following written
and graphic materials in the number and size as required by the Zoning
Administrator:
A. The applicant shall submit electronic files in a manner specified by the City.
The applicant may appeal directly to the City Council for a waiver of this
requirement for applications for a single family home. No waiver shall be
granted under this subsection unless the Council finds that the applicant and
his surveyor do not have ready, economical access to the technology required
to comply with the filing requirement.
B. Location, address (if assigned), legal description, and Hennepin County
property identification number (P.LN.) of the parcel.
C. Site Plan
1. Name and address of developer /owner.
2. Name, address and Minnesota registration number of
architect /designer /engineer.
3. Date of plan preparation.
4. Dates and description of all revisions.
5. Name of project or development.
6. Scale of plan (engineering scale only, at one inch equals 50 feet or less).
All plan sheets shall be prepared using the same scale.
7. North point indication.
8. Site data computations including lot dimension, area, and building
coverage percentage.
9. Required and proposed setbacks.
10. Location, setback and dimension of all buildings on the lot including both
existing and proposed structures.
11. Total number of proposed dwelling units, if any.
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12. Location of all adjacent buildings, improvements and natural resources
located within 100 feet of the exterior boundaries of the property in
question.
13. Adjacent roadway widths.
14. Location, number, and dimensions of existing and proposed parking
spaces.
15. Location, number, and dimensions of existing and proposed loading
spaces.
16. Curb cuts, driveways.
17. Vehicular circulation.
18. Sidewalks, walkways.
19. Site lighting plan.
20. Sign Plan.
21. Location of recreational and service areas.
22. Location of rooftop equipment and proposed screening.
23. Provisions for storage and disposal of waste, garbage, and recyclables.
24. Existing and proposed utility easements and fire hydrants.
25. Location, sizing, and type of water and sewer system mains and proposed
service connections.
D. Grading /Storm Water Drainage Plan
1. Existing contours at 2 -foot intervals.
2. Proposed grade elevations, 2 -foot maximum intervals.
3. Drainage plan including configuration of drainage areas and calculations.
4. Impervious surface area calculation.
5. Storm sewer, catch basins, invert elevations, type of castings, and type of
materials.
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6. Spot elevations.
7. Proposed driveway grades.
8. Surface water ponding and treatment areas.
9. Erosion control measures.
10. Location of proposed street lights, as well as utilities, including electricity,
gas, telephone, and CATV.
E. Landscape Plan
1. Planting Schedule (table) containing:
a. Symbols.
b. Quantities.
c. Common names.
d. Botanical names.
e. Sizes of plant material.
f. Root specification (bare root, balled and burlapped, potted, etc.).
g. Special planting instructions.
2. Location, type and size of all existing significant trees to be removed or
preserved.
3. Planting detail (show all species to scale at normal mature crown diameter
or spread for local hardiness zone).
4. Typical sections in details of fences, tie walls, planter boxes, tot lots,
picnic areas, berms and the like.
5. Typical sections of landscape islands and planter beds with identification
of materials used.
6. Details of planting beds and foundation plantings.
7. Note indicating how disturbed soil areas will be restored through the use
of sodding, seeding, or other techniques.
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8. Delineation of both sodded and seeded areas with respective areas in
square feet.
9. Coverage plan for underground irrigation system, if any.
10. Where landscape or man -made materials are used to provide screening
from adjacent and neighboring properties, a cross - through section shall be
provided showing the perspective of the site from the neighboring
property at the property line elevation.
11. Other existing or proposed conditions which could be expected to affect
landscaping.
F. Other Plans and Information
1. Proof of ownership of the land for which site plan approval has been
requested.
2. Current Survey (within one year of application date).
3. Architectural elevations of all principal and accessory buildings (type,
color, and materials used in all external surfaces).
4. "Typical" floor plan and "typical" room plan.
5. Fire Protection Plan.
6. Extent of and any proposed modifications to land within the Wetland,
Shoreland or Floodplain District as described and regulated in Sections
1050.010, 1050.020, and 1050.030.
7. Type, location and size (area and height) of all signs to be erected upon
the property in question.
8. Certification that all property taxes, special assessments, interest, or City
utility fees due upon the parcel of land to which the application relates
have been paid.
9. Sound source control plan.
Subd. 7. Plan Modifications.
A. Minor Changes.
1. Qualifications:
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a. Structural additions involving 10 percent or less of the total existing
floor area.
b. Site expansions or modifications involving 10 percent or less of the
total existing site area.
2. Proposed minor changes which meet all ordinance requirements may be
approved by the Zoning Administrator prior to a building permit being
issued and shall not require Planning Commission or City Council review,
subject to the following:
a. This Section shall apply to developments on file that have City
Council approved site plans.
b. Compliance with all Ordinance requirements, which shall be construed
to include all adopted policies and codes.
c. Any variances from Ordinance and policy requirements shall require
the plan to be subject to the established review and hearing procedures
for plan and variance approval.
d. Plans submitted for minor changes under the terms of this Section
shall be the same as those required for site plan approval by the
Zoning Administrator.
e. Minor changes approved by the City shall be placed on file with the
City Council approved plans.
B. Major Changes.
1. Plans not qualifying as minor shall be classified as major.
2. An amended site plan involving major changes shall be applied for and
administered in a manner similar to that required for a new site plan.
Subd.8. Expiration.
A. Unless otherwise specified by the Zoning Administrator or City Council at
time of approval, permit approval shall expire within one year of the date of
approval unless the property owner or applicant has substantially started the
construction of any building, structure, addition or alteration, or use requested
as part of the approved plan. Prior to the expiration, the applicant may apply
for a time extension of up to one year.
B. The request for extension shall submitted to the Zoning Administrator not less
than 30 days before the expiration of said approval and shall include the
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renewal fee as set forth in the City Code and state facts showing a good faith
attempt to complete or utilize the use permitted in the conditional use permit.
A request for an extension not exceeding one year shall be subject to the
review and approval of the Zoning Administrator. Should a second extension
of time or any extension of time longer than one year be requested by the
applicant, it shall be presented to the Planning Commission for a
recommendation and to the City Council for a decision.
C. In making its determination on whether an applicant has made a good faith
attempt to utilize the site plan approval, the Zoning Administrator or the City
Council, as applicable, shall consider such factors as the type, design, and size
of the proposed construction, restrictions on financing, or special and/or
unique circumstances beyond the control of the applicant which have caused
the delay.
Subd. 9. Performance Agreement and Financial Guarantee. Following the approval of
a site plan and before issuance of a building permit, the applicant, shall guarantee
to the City the completion of all private exterior amenities as shown on the
approved site plan and as required by the site plan approval. This guarantee shall
be made by means of a performance agreement as provided below:
A. Performance Agreement.
1. The applicant shall execute the site improvement performance agreement
on forms provided by the City. The agreement shall be approved as to
form and content by the City Attorney and shall define the required work
and reflect the terms of this Section as to the required guarantee for the
performance of the work by the applicant.
2. The required work includes, but is not limited to, private exterior
amenities such as landscaping, private driveways, parking areas,
recreational fields, structures or buildings, signage, lighting, drainage
systems, water quality ponds, wetland mitigation, wetland buffers, erosion
control, curbing, fences and screening, and other similar facilities.
B. Financial Guarantee.
1. Financial guarantees acceptable to the City include cash, cash escrow; an
Irrevocable Letter of Credit; performance bond; or other financial
instruments which provide equivalent assurance to the City and which are
approved by the Zoning Administrator.
2. The financial guarantee shall be for 125 percent of the estimated costs of
improvements, as approved by the City Engineer.
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3. The term of the financial guarantee shall be for the life of the site
improvement performance agreement. It shall be the responsibility of the
applicant to insure that a submitted financial guarantee shall continue in
full force and effect until the Zoning Administrator shall have approved
and accepted all of the work undertaken to be done and shall thereby have
released the guarantee or reduced the amount of the guarantee as provided
in this Section.
4. The applicant may submit a separate financial guarantee for that portion of
the required work consisting solely of landscaping improvements with
another financial guarantee for all other exterior amenities and
improvements which comprise the work.
C. The time allowed for completion of the required improvements shall be set out
in the site improvement performance agreement. The agreement and the
financial guarantee shall provide a means to the City to cure a default or
reimburse the City the cost of enforcement measures. As various portions of
such required work are completed by the applicant and approved by the City,
the Zoning Administrator may release such portion of the financial guarantee
as is attributable to such completed work. Landscaping improvements shall
not be deemed complete until the City has verified survivability of all required
plantings through one winter season which is defined for the purpose of this
Section as the period of October 31 through April 30.
D. The applicant shall notify the City in writing when all or a portion of the
required improvements have been completed in accordance with the approved
plan and may be inspected. Upon receipt of such notice, the Zoning
Administrator shall be responsible for the inspection of the improvements to
determine that the useful life of all work performed meets the average
standards for the particular industry, profession, or material used in the
performance of the work. Any required work failing to meet such standards
shall not be deemed to be complete and the applicant shall be notified in
writing as to required corrections. Upon determination that the work has been
completed, including the winter season survivability of all landscape
improvements, a notice of the date of actual completion shall be given to the
applicant and appropriate action, to release or to reduce the amount of the
financial guarantee shall be taken by the Zoning Administrator.
Subd. 10. Minnesota State Building Code. The review and approval of site improvements
pursuant to the requirements of City adopted building and fire codes shall be in
addition to the site plan review process established under this section. The site
plan approval process does not imply compliance with the requirements of these
building and fire codes.
Subd. 11. Plan Agreements. All site and construction plans officially submitted to the City
shall be treated as a formal agreement between the building contractor and the
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City. Once approved, no changes, modifications or alterations shall be made to
any plan detail, standard, or specifications without prior submission of a plan
modification request to the Zoning Administrator for review and approval.
Subd. 12. Enforcement. The Zoning Administrator shall have the authority to order the
stopping of any and all site improvement activities, when and where a violation of
the provisions of this section has been officially documented.
Subd. 13. Certification of Taxes Paid. Prior to approval of an application for a site plan,
the applicant shall provide certification to the City that there are no delinquent
property taxes, special assessments, interest, or City utility fees due upon the
parcel of land to which the site plan application relates.
(Ord. 211, passed 12- 21 -04, Ord. 231, passed 02- 09 -06)
1070.060 — Administrative Permits and Approvals
Subd. 1. Purpose. The purpose of this section is to establish regulations and procedures
for the processing and consideration of activities allowed by administrative
permit, and of matters requiring the approval of the Zoning Administrator with
the goal of protecting the health, safety, and welfare of the citizens of the City.
Subd. 2. Administrative Permits
A. Procedures
1. Application for an administrative permit shall be filed by the property
owner or designated agent with the Zoning Administrator on an official
application form.
2. A non - refundable fee as set forth by the City Code shall accompany the
application.
3. The Zoning Administrator shall review the application and related
materials and shall determine whether the proposal is in compliance with
all applicable evaluation criteria, codes, ordinances, and applicable
performance standards set forth in this Chapter.
4. The Zoning Administrator shall make a determination of approval or
denial of the administrative permit pursuant to Minnesota Statutes 15.99.
5. A written permit shall be issued to the applicant when a determination of
compliance has been made. Specific conditions to assure compliance with
applicable evaluation criteria, codes, ordinances, and the standards of this
Chapter may be attached to the permit.
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6. Determination of non - compliance with applicable codes, ordinances, and
the standards in this paragraph shall be communicated to the applicant in
writing and the application for the permit shall be considered denied;
unless, within 10 days of the date of such notice, the applicant submits
revised plans and/or information with which the Zoning Administrator is
able to determine compliance.
7. Unresolved disputes as to administrative application of the requirements
of this paragraph shall be subject to appeal as defined by Section 1070.090
of this Chapter.
Subd. 3. Evaluation Criteria. The Zoning Administrator shall consider possible adverse
effects of the proposed events or activity. Judgment shall be based upon (but not
limited to) the following factors:
A. Compliance with and effect upon the Comprehensive Plan and public facilities
plans.
B. The establishment, maintenance or operation of the use, event, or activity will
promote and enhance the general public welfare and will not be detrimental to
or endanger the public health, safety, morals or comfort.
C. The use, event, or activity will not be injurious to the use and enjoyment of
other property in the immediate vicinity for the purposes already permitted,
nor substantially diminish and impair property values within the
neighborhood.
D. The establishment of the use, event, or activity will not impede the normal and
orderly development and improvement of surrounding property for uses
permitted in the district.
E. Adequate public facilities and services are available or can be reasonably
provided to accommodate the use, event, or activity which is proposed.
F. The use, event, or activity shall, in all other respects, conform to the
applicable regulations of the district in which it is located.
G. The use, event, or activity and site conform to the performance standards as
outlined in Section 1060 and all other applicable provisions of this Chapter.
Subd.4. Information Requirements. The information required for all administrative
permit applications shall include:
A. A concise statement describing the proposed use, event or activity, including
the purpose, type of merchandise involved, dates and times of operation,
number of employees involved, provisions for on -site security, provisions for
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on -site parking, and other pertinent information required by the Zoning
Administrator to fully evaluate the application.
B. A copy of the approved site plan for the property or an "as built" survey
which accurately represents existing conditions on the site, including
entrances and exits, bona fide parking and driving areas, and which accurately
indicates any proposed temporary structures, including tents, stands, and
signs.
C. An accurate floor plan, when in the judgment of the Zoning Administrator,
such a plan is necessary to properly evaluate the location of the event and the
effectiveness of available entrances and exits.
D. A copy of the current sales tax certificate issued by the State of Minnesota, if
applicable.
E. Information identified in Section 1070.050, as may be applicable.
Subd. 5. Performance Standards. All uses, events or activities allowed by administrative
permit shall conform to the applicable standards outlined in the zoning district in
which such use, event or activity is proposed.
Subd. 6. Administration and Enforcement
A. The Zoning Administrator shall keep a record of applications and
administrative permits.
B. A copy of all administrative permits issued shall be forwarded to appropriate
staff as determined by the Zoning Administrator.
C. Enforcement of the provisions of this paragraph shall be in accordance with
Section 1080. Violation of an issued permit or of the provisions of this
section also shall be grounds for denial of future permit applications.
Subd. 7. Certification of Taxes Paid. Prior to approving an application for an
administrative permit, the applicant shall provide certification to the City that
there are no delinquent property taxes, special assessments, interest, or City utility
fees due upon the parcel of land to which the administrative permit application
relates.
Subd. 8. Non - Permit Approvals. In cases where the Zoning Administrator is given
approval authority without a requirement for an administrative permit,
determinations shall be based upon the criteria outlined in Subd. 2. of this Section.
Title X: 1070 -25
Administration, Permits and Procedures Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. _44May 5, 2011
1070.065 — Certificate of Compliance
Subd. 1. Purpose. The purpose of this section is to establish regulations and procedures
for the processing Certificates of Compliance and of matters requiring the
approval of the Zoning Administrator with the goal of protecting the health,
safety, and welfare of the citizens of the City.
Subd. 2. Certificate of Compliance
A. Procedures
1. Application for an administrative permit shall be filed by the property
owner or designated agent with the Zoning Administrator on an official
application form.
2. A non - refundable fee as set forth by the City Code shall accompany the
application.
3. The Zoning Administrator shall review the application and related
materials and shall determine whether the proposal is in compliance with
all applicable evaluation criteria, codes, ordinances, and applicable
performance standards set forth in this Chapter.
4. The Zoning Administrator shall make a determination of approval or
denial of the certificate of compliance permit pursuant to Minnesota
Statutes 15.99 as may be amended.
5. A written permit shall be issued to the applicant when a determination of
compliance has been made. Specific conditions to assure compliance with
applicable evaluation criteria, codes, ordinances, and the standards of this
Chapter may be attached to the permit.
6. Determination of non - compliance with applicable codes, ordinances, and
the standards in this paragraph shall be communicated to the applicant in
writing and the application for the permit shall be considered denied;
unless, within 10 days of the date of such notice, the applicant submits
revised plans and/or information with which the Zoning Administrator is
able to determine compliance.
7. Unresolved disputes as to administrative application of the requirements
of this paragraph shall be subject to appeal as defined by Section 1070.090
of this Chapter.
Subd. 3. Evaluation Criteria. The Zoning Administrator shall consider possible adverse
effects of the proposed events or activity. Judgment shall be based upon (but not
limited to) the following factors:
Title X: 1070 -26
Administration, Permits and Procedures
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. -44May 5, 2011
A. Compliance with and effect upon the Comprehensive Plan and public facilities
plans.
B. Compliance with all City Code requirements.
C. The establishment, maintenance or operation of the use, event, or activity will
promote and enhance the general public welfare and will not be detrimental to
or endanger the public health, safety, morals or comfort.
D. The use, event, or activity will not be injurious to the use and enjoyment of
other property in the immediate vicinity for the purposes already permitted,
nor substantially diminish and impair property values within the
neighborhood.
E. The establishment of the use, event, or activity will not impede the normal and
orderly development and improvement of surrounding property for uses
permitted in the district.
F. Adequate public facilities and services are available or can be reasonably
provided to accommodate the use, event, or activity which is proposed.
G. The use, event, or activity shall, in all other respects, conform to the
applicable regulations of the district in which it is located.
H. The use, event, or activity and site conform to the performance standards as
outlined in Section 1060 and all other applicable provisions of this Chapter.
Subd.4. Information Requirements. The information required for all administrative
permit applications shall include:
A. A concise statement describing the proposed structure, use, event or activity,
including any pertinent information required by the Zoning Administrator to
fully evaluate the application.
B. A copy of the approved site plan for the property or a survey which accurately
represents existing conditions on the site and which accurately indicates the
proposed changes.
C. An accurate floor plan, when in the judgment of the Zoning Administrator,
such a plan is necessary to properly evaluate the application.
D. Information identified in Section 1070.050, as may be applicable.
Subd. 5. Administration and Enforcement
Title X: 1070 -27
Administration, Permits and Procedures Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. -44May 5, 2011
D-.A. The Zoning Administrator shall keep a record of applications and
certificates.
lB. A copy of all certificates of compliance issued shall be forwarded to
appropriate staff as determined by the Zoning Administrator.
F-. C. Enforcement of the provisions of this paragraph shall be in accordance
with Section 1080. Violation of an issued permit or of the provisions of this
section also shall be grounds for denial of future permit applications.
Subd. 6. Certification of Taxes Paid. Prior to approving an application for an certificate
of compliance, the applicant shall provide certification to the City that there are
no delinquent property taxes, special assessments, interest, or City utility fees due
upon the parcel of land to which the certificate of compliance application relates.
Title X: 1070 -28
Administration, Permits and Procedures Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. -44May 5, 2011
1070.070 — Development Rights May
Subd. 1. Purpose. The Development Rights Map reflects the number of development
rights remaining on properties zoned Agricultural and Rural Residential and is
intended to show the maximum number of residential units that may be developed
per individual property.
Subd. 2. Maintenance. The number of development rights shown on the map shall be
revised to reflect the number of remaining development rights on property
following subdivision of the land or paving of the adjacent street. It shall be the
duty of the Zoning Administrator to maintain the map as required.
Subd. 3. Appeals. Should an objection to the number of development rights remaining on
a particular property arise, the property owner may file an appeal to be heard by
the City Council. All appeals should be submitted in writing to the Zoning
Administrator and should state the calculation error or other justification for the
objection. The Council may decide the matter at any regularly scheduled
meeting. A property owner may only file a second appeal for the same property if
the justification has changed.
1070.080 — Fees
Subd. 1. Administrative fees shall be charged to the applicant based on the fee schedule
adopted by City Council resolution.
Subd. 2. In addition to the application fees set by the City Council, the applicant shall
provide an escrow and agree to pay the total cost of staff and consultant time
spent exclusively in reviewing and researching the application and presenting
requests to the Planning Commission and City Council.
Subd. 3. Fees shall be payable at the time applications are filed with the City and are not
refundable unless the application is withdrawn prior to Planning Commission
review.
Subd. 4. Any escrow not spent on application review shall be refunded to the applicant
after the review and administrative process is completed.
1070.090 — Appeals
Subd. 1. Board Designation. The City Council shall serve as the Board of Adjustments
and Appeals.
Subd. 2. Applicability. An appeal shall only be applicable to an interpretation of
legislative intent of provisions of this Chapter. Opinions and evaluations as they
pertain to the impact or result of a request are not subject to the appeal procedure.
Title X: 1070 -29
Administration, Permits and Procedures
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. -44May 5, 2011
Subd. 3. Filing. An appeal from the ruling of an administrative officer of the City shall be
filed by the property owner or their agent with the Zoning Administrator within
30 days after the making of the order being appealed.
Subd. 4. Stay of Proceedings. An appeal stays all proceedings and the furtherance of the
action being appealed unless it is certified to the Board of Adjustment and
Appeals, after the notice of appeal is filed, that by reason of facts stated in the
certificate a stay would cause imminent peril to life and property. In such case, the
proceedings shall not be stayed other than by a restraining order which may be
granted by a court of record on application, and upon subsequent notice to the
City.
Subd. 5. Procedure. The procedure for making such an appeal shall be as follows:
A. The property owner or their agent shall file with the Zoning Administrator a
notice of appeal stating the specific grounds upon which the appeal is made.
Said application shall be accompanied by a fee set forth in the City Code.
B. The Zoning Administrator shall instruct the appropriate staff persons to
prepare technical reports when appropriate and shall provide general
assistance in preparing a recommendation on the action to the Board of
Adjustment and Appeals.
C. The Board of Adjustment and Appeals shall make its decision by resolution.
D. The Zoning Administrator shall serve a copy of the final order of the Board
upon the petitioner by mail.
Subd. 6. Appeals from the Board of Adjustment and Appeals. Any person or persons,
any private or public board, or taxpayer of the City aggrieved by any decision of
the Board of Adjustment and Appeals shall have the right to seek review of the
decision with a court of record in the manner provided by the laws of the State of
Minnesota, and particularly Minnesota Statutes, Chapter 462, as such statutes may
be from time to time amended, supplemented or replaced.
Title X: 1070 -30
Administration, Permits and Procedures
August 24, 2009
This page left intentionally blank.
Title X: 1070 -31
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
Enforcement Provisions Corcoran Zoning Ordinance
August 24, 2009 DRAFT April 7. '4'' May 5, 2011
SECTION 1080 - ENFORCEMENT PROVISIONS
Subd. 1. Process. This Chapter shall be administered and enforced by the Zoning
Administrator who is appointed by the City Administrator. The Zoning
Administrator may institute in the name of the City of Corcoran any
appropriate actions or proceedings against a violator as provided by
statute, charter, or ordinance. The Zoning Administrator's duties shall
include, but not be limited to, the following:
A. Periodically inspect buildings, structures, and uses of land to
determine compliance with the terms of this Chapter.
B. Notify, in writing, any person responsible for violating a provision of
this Chapter, indicating the nature of the violation and ordering the
action necessary to correct it.
C. Order discontinuance of illegal use of land, buildings, or structures;
order removal of illegal buildings, structures, additions or alterations;
order discontinuance of illegal work being done; or take any other
action authorized by this Chapter to insure compliance with or to
prevent violation of its provisions, including cooperation with the City
Attorney in the prosecution of complaints.
D. Maintain permanent and current records of the Zoning Ordinance,
including all maps, amendments, conditional uses and variances.
E. Maintain a current file of all permits, all certificates and all copies of
notices of violation, discontinuance, or removal for such time as
necessary to insure a continuous compliance with the provisions of this
Chapter and, on request, provide information to any person having a
proprietary or tenancy interest in any specific property.
F. Provide clerical and technical assistance to the Planning Commission
and Board of Zoning Adjustments and Appeals.
G. Receive, file and forward as applicable to the Board of Adjustment,
Planning Commission, or City Council all applications for conditional
use permits, variances, amendments or development plans as required
herein.
H. Maintain the Development Rights Map.
Title X: 1080 -1
Enforcement Provisions
August 24, 2009
Corcoran Zoning Ordinance
DRAFT April 7. Z44May 5, 2011
Subd.2. Violations. In case any building or structure is erected, constructed,
reconstructed, altered, repaired, converted, or maintained; or any building,
structure or land is used in violation of this Chapter, the Zoning
Administrator, in addition to other remedies, may institute any proper
criminal action or proceedings in the name of the City of Corcoran.
Therefore, the Zoning Administrator shall hereby have the powers of a
police officer to prevent such unlawful erection, construction,
reconstruction, alteration, repair, conversion, maintenance, or use, to
restrain or correct such violations, to prevent the occupancy of said
building, structure or land, or to prevent any illegal act, conduct, business
or use in or about said premises.
Subd. 3. Penalties. Any person who violates a provision of this Chapter is guilty
of a misdemeanor and, upon conviction thereof, may be punished as
allowed by State Statute and as identified in Section 10.19 (B) of the City
Code. Each act of violation and every day on which a violation occurs or
continues is a separate violation.
(Ord. 231, passed 02- 09 -06)
Title X: 1080 -2
Corcoran Design Guidelines
DESIGN GUIDELINES
Recommendations for Overall Design Standards
Objectives
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. 2011
The objective for developing design guidelines for the City of Corcoran is to
establish:
• A clear definition of urban design objectives that informs citizens,
developers, and decision - makers.
• A tool that designers can use to incorporate general and specific
approaches and techniques in their plans that will achieve City design
objectives.
• A basis for uniform and consistent review of development proposals by the
City Council and Planning Commission.
The Corcoran General Design Guidelines should meet the following goals:
Goal 1: Preserve the unique, rural character of Corcoran.
Goal 2: Establish a consistent, high quality baseline design standard for all
districts.
Goal 3: Maintain a high quality, harmonious visual environment.
Goal 4: Communicate the community's expectations for new development in
Corcoran.
Application
The design guidelines are intended to be applied in all districts where a District
Plan has been developed. These guidelines are designed to be complimentary
to the District Plans, the existing Comprehensive Plan, the Zoning Map, and
Zoning Ordinances. Illustrations have been included to further explain the design
guideline intent.
Organization
The District Plans and Design Guidelines begin with General Design Guidelines
which apply across all districts. This general section is followed by the District
Design Guidelines and District Plans which are specific to the three districts in
the City of Corcoran — Southwest, Northeast and Southeast. District Design
Guidelines are applied in addition to the General Design Guidelines, and address
unique conditions or uses in that District. The Southwest, Northeast, and
Title X: Appendix A -1
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. -44May 5, 2011
Southeast District Plans accompany the Design Guidelines for each District.
These build on the concepts identified in the Comprehensive Plan.
The Southeast District Plan and Design Guidelines also include the Downtown
Illustrative Plan and Downtown Design Guidelines which are also applied in
addition to the General Design Guidelines and the Southeast District Design
Guidelines.
Title X: Appendix A -2
Corcoran Design Guidelines Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
GENERAL DESIGN GUIDELINES
Recommendations for Overall Design Standards
General
• All new development should be designed to value, respect and preserve
Corcoran's identified natural features and resource corridors.
• Rural view sheds and identified view corridors should be preserved and
maintained wherever possible as important contributors to Corcoran's
character.
• All new development should provide for pedestrian as well as vehicle
circulation, and shall create links to existing and proposed sidewalks and
trails.
• All new development should be sensitive to existing residences in the
design and location of new uses and buildings with respect to shading,
viewsheds, and potential light and noise pollution. Where necessary,
appropriate screening or buffering shall be provided.
• New business parks should not be designed only for larger businesses,
but should also accommodate the small and mid -sized businesses that
enhance Corcoran's rural community.
Streets, Public Space and Amenities
• All arterial roads should have a minimum 100 -foot setback to preserve a
rural road character. This area shall be maintained as a natural buffer
preserving mature trees and shrubs, with native grasses and wildflowers
encouraged.
• Along County Road 116 a rural greenway is proposed with trails and
amenities. New development along this route will be required to continue
the greenway throughout Corcoran based on the City's design.
• Key intersections have been identified as primary entrances to Corcoran
and should be designed as "gateways" to the City; gateway elements
could include open space, unique landscaping, walls or gates, City identity
signage and water features.
• Direct access for new developments should be restricted on Highway 55
and County Roads 101 and 116; driveways serving only one parcel or use
should be prohibited along these roads.
Title X: Appendix A -3
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April rMay 5, 2011
• Direct access from County Road 30 and the new alignment of County
Road 50 should be limited. Driveways serving only one parcel or use are
highly discouraged in along these roads.
• Through roads with connections to existing roads are encouraged; streets
with cul -de -sacs should be limited.
• All residential development should seek to preserve and maintain some
natural open space; larger developments will be required to designate
common areas for residents shared use and /or to identify and preserve
land for a neighborhood park.
Site Planning and Development
Marker with
incorporated
signage
Welcoming design element
combines wall and
landscaping with signage
• Well- landscaped open areas should be provided at the main road
entryway to new developments; gateway or welcoming design elements,
including water or landscape features, signage and lighting are
encouraged.
Trail or
Sidewalk
Filtration
Stormwater Vegetation
Holding Pond
Title X: Appendix A -4
More formal and
groomed
landscaping
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. -44May 5, 2011
• Preserve and maintain identified natural resource areas, existing healthy
areas of native vegetation, mature trees, wetlands, ponds, and other
natural features to the extent possible; design which harmonizes more
groomed and landscaped areas with more natural landscape is
encouraged.
• Site design that integrates identity signage and lighting into the landscape
is encouraged.
• Provide for both private and common or public open spaces; connections
from open spaces to existing or proposed trails and sidewalk networks are
encouraged.
• Limit parking provided between buildings and the main road; distribute
parking around the building, especially to the side and back of buildings.
Landscaped edge that combines
fence with trees, low shrubs and
ground cover for parking lot
screening and buffering along
sidewalk
• Parking areas should be well - landscaped and screened from the street;
larger parking areas should be planned with internal landscaping and
divided into smaller areas where possible.
• Buildings should be oriented to minimize views of service areas, loading
docks and equipment from the street and other developments; these
views can be buffered with a combination of landscaping and screening;
trash areas should not be visible from the street; where this is not possible
Title X: Appendix A -5
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
they must be fully screened and buffered to mitigate the noise and visual
impacts.
Trail or sidewalk
OWdIC6 YiauLcu a6 a rain garden; plants
and soil provide filtration
• Stormwater ponds, dry ponds and other stormwater management or
holding areas shall be designed to be attractive in both flooded and dry
conditions; use of native plants for filtration around pond and wetlands is
encouraged.
• Sustainable design approaches to site and landscape design, especially
for storm water management and water shed quality is encouraged.
• All landscaping shall preserve and enhance natural features (such as
wetlands, drainage ways, mature stands of trees, and the like), enhance
architectural features, strengthen vistas and important amenities and
provide shade.
Architecture
• Buildings should be constructed and maintained for permanence and
longevity — durable, maintainable materials should be used; temporary
buildings, metal sheds, etc. shall not be permitted except when allowed as
accessory buildings.
• Buildings should be designed to relate well to the existing environment,
both natural and man -made, and consider context in massing, materials,
style and color.
• Design of the landscape and hardscape should be coordinated and
harmonious with the building design and materials.
• Multi- family buildings should be designed to provide both private and
common outside space and units with terraces, balconies or other private
exterior space are encouraged. Orientation of building and unit
entrances, windows, garages, etc. should be considered for visual and
acoustic privacy.
Title X: Appendix A -6
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT Aril ' -.- Z44NIay 5, 2011
• Buildings should be oriented and designed to consider sun and shade,
wind exposure and snow drifting to avoid creating icy or dangerous
conditions.
...■mmn�■ - 0"RE
moo.....
111J
Entry feature; well distinguished
and covered from the weather
Awning with accent lighting
and graphics instead of
applied signs
1st story with glazed
display windows
• Building entries should be visible from the main street or entry route, and
distinguished from the building fagade; entrance areas should be well lit,
covered or protected from weather, and include significant glazing and
glass doors where the public will be entering buildings.
Cornice or roof
expresses front entry
Well defined roof line
and overhang
/ -- expression
Maximize glazing,
especially on front
facade
Expressed base and
cap
• Buildings should be designed with quality materials on all sides; all
facades shall be articulated with a variety of materials, glazing or other
details to add visual interest, although the front fagade may have a unique
Title X: Appendix A -7
Corcoran Design Guidelines Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. -44May 5, 2011
design or more significant glazing; long blank exterior surfaces shall be
avoided.
t--_
Rooftop equipment shall be screened
from the line of site of pedestrians and
integrated into the design and massing
of the roof form
Retail /Commercial Building
• Equipment, mechanical systems, transformers, etc. must be screened
from view in a way that is integral to the architecture of the building.
Screening should be accomplished with materials similar to or compatible
with materials used on the main structure; metal fencing or mechanical
vent screens alone are not sufficient.
Roof line —
parapet or
enlarged
cornice
Finish
materials on
all side
of
architectural pier — element
is constructed in 3
dimensions with finish
materials on all sides
'— Retail /Commercial ! Front corner view of
Building architectural pier
• Roof lines and cornice details shall be completed in a 3- dimensional
manner so that the back of roof features or similar unfinished areas are
not visible.
Title X: Appendix A -8
Corcoran Design Guidelines
Projecting
or Hang
Sign
Wall
integrate
into
building
design
Corcoran Zoning Ordinance — Appendix A
DRAFT Aril ' -.- Z44NIay 5, 2011
Pedestrian- Oriented Tenant Signs
Awning Sign
Window Signs
• Signage and lighting which is integrated into the design of the building is
encouraged.
li
Regional Architectural Styles. The
design of buildings, particularly
important civic buildings, shall
reflect regional traditions.
Agrarian Style
Prairie Style
• Architecture of new buildings should be respectful of the existing
agricultural and historical structures which enhance the rural character of
Corcoran; design which reflects the elements of vernacular prairie -style or
agrarian architecture is encouraged.
Title X: Appendix A -9
Corcoran Design Guidelines Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. -44May 5, 2011
This page left intentionally blank.
Title X: Appendix A -10
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
DISTRICT DESIGN GUIDELINES
District Descriptions and Recommendations for District Specific Design
Standards
District Plan follows
Southwest District Design Guidelines
The Southwest District offers Corcoran the opportunity to establish a "gateway"
to the City on State Highway 55 at County Road 19. Development in this district
should be of the type and quality that will add significant value for the City. The
District Plan calls for high quality business parks along Highway 55 and County
Road 19, with well - landscaped setbacks and buffers. The presence of a major
natural resource corridor creates the opportunity for mixed residential
development offering a mix of housing types and densities while preserving
significant natural features.
Site Development
• Site design and landscaping should be designed to work with the existing
topography of this area, preserving the rolling hills and natural view
corridors.
• Commercial areas should be designed as high quality business parks,
with appropriate office, commercial and light industrial uses.
• New residential development should include a range of housing types
(townhouses as well as single - family attached and detached) and
densities.
• New residential development should reserve land for a neighborhood park
as well as "natural open space "; these spaces should be linked to the trail
system.
Streets and Public Amenities
• The intersection of County Road 19 and State Highway 55 should be
developed as a "gateway" to the City of Corcoran with appropriate open
space and gateway elements, such as identity signage, lighting,
landscape and water features. The design should express the unique
character of Corcoran's rural community.
• Driveways and other direct access from new developments to State
Highway 55 shall not be permitted. New access roads shall be provided
for access to properties that currently front the highway.
Title X: Appendix A -11
Corcoran Design Guidelines
GRI
Sc
August 7. 2003
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. -44May 5, 2011
• Access shall be from a new road network, for both business park and
residential uses, with connections to existing roads; cul -de -sacs are
discouraged.
Title X: Appendix A -12
p.,V. OY L-9-
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
DISTRICT DESIGN GUIDELINES
Descriptions and Recommendations for District Specific Design Standards
District Plan follows
Northeast District Design Guidelines
At one of the major entrances to the City of Corcoran, the Northeast District Plan
establishes a gateway to the community that reflects the City's rural character.
The plan offers opportunities for expanded tax base, jobs and services by taking
advantage of Maple Grove's nearby higher density development. The primary
entry into the Northeast District is County Road 30, where a mixed -use PUD
(planned unit development) will combine a mix of low and medium density
residential with mixed -use commercial, including neighborhood retail, service
retail, commercial and office uses. The edge of the district along County Road
101 is planned primarily for high quality business parks, with some destination
commercial or retail uses closer to the County Road 30 intersection.
General Site Development
• The commercial area along County Road 101 should be designed as high
quality business parks, with appropriate office, commercial and light
industrial uses.
• Retail uses should be limited to the commercial area indicated near the
County Road 101 and 30 intersection or included within the County Road
30 mixed -use PUD area.
• Within the PUD, residential development should provide for life -cycle
housing for empty nesters, retirees, and first -time home buyers with a
range of housing types (condominiums, townhouses, and single - family
attached) and densities.
Streets, Trails, Parks and Public Amenities
• County Road 30 is a major entry point into the City of Corcoran, which
warrants a unique design treatment as it meets County Road 101; this
intersection should be developed as a "gateway" with significant
landscaped open space and appropriate entry elements; the design
should express the unique character of Corcoran.
• County Road 30 from County Road 116 to County Road 101 should be
developed as a green corridor with landscaped setback, center boulevard
and other enhancements that will express a sense of entry while
maintaining an open, rural road character.
Title X: Appendix A -13
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
• Enhancements at the intersection of County Roads 116 and 30 should be
designed similar to major County Road 116 intersections in the downtown
and southeast district.
• The County Road 116 rural greenway should continue north through this
district, with trail connections to new civic or community spaces as well as
retail or destination uses within the PUD.
• Mixed commercial - retail within the PUD should be designed around public
or common areas that are linked by trails or sidewalks. The design should
also include sidewalks and trails to connect neighborhood retail and public
spaces to the adjacent residential neighborhoods.
• Mixed -use and new residential development within the PUD should
include a designated neighborhood park in addition to natural open space
(woods, wetlands, meadows, etc.).
• The planned extension of County Road 117 to County Road101 should be
planned and designed in a way that is sensitive to existing residential uses
in that area.
• Direct access for new developments should be limited on County Roads
101, 116 and 30. Future plans for access on these roads should balance
traffic demand and future development.
Title X: Appendix A -14
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. -44May 5, 2011
Title X: Appendix A -15
-ft-
Corcoran Design Guidelines Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. -44May 5, 2011
This page left intentionally blank.
Title X: Appendix A -16
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
DISTRICT DESIGN GUIDELINES
Descriptions and Recommendations for District Specific Design Standards
District Plan follows
Southeast District Design Guidelines
The Southeast District is intended to be the central focus of new retail and
commercial development within the City. The center of the district is designated
as a mixed -use PUD (planned unit development) combining retail and service
commercial with a mix of low, medium and higher density residential to expand
"downtown" Corcoran. The higher level of anticipated development is balanced
by extensive open space and natural resources, including two golf courses, Lions
Park, Corcoran Community Park, and the Rush Creek corridor. These areas
provide some natural boundaries to development in this district and offer
opportunities to create amenities within future developments.
The primary challenge to development in this district is increasing the intensity of
use without overloading the existing transportation network. Current plans to
reroute County Roads 10 and 50 will create safer, better managed traffic flow
through the area and eliminate or correct several difficult and dangerous
intersections. County Road 116 will continue to be the central route through
downtown Corcoran, but improvements are planned for where 116 passes
through the downtown area. The alignment of the road will shift to the east as it
comes into downtown, creating additional frontage for improvements to the
existing commercial area on the west side of the road. The road redesign will
extend the planned County Road 116 rural greenway through downtown, and
traffic controls, lighting, gateway identity elements and other improvements will
be added at appropriate intersections to communicate that this is a downtown
area.
The Southeast District has the existing Corcoran Community Park with adjacent
land owned by the Rockford School District. This land should continue to be
reserved for a future school and community park. The rerouting of County Road
10 provides an opportunity to expand the existing park as residential
development projects proceed in this area. The district plan calls for mid to
higher density residential development in the immediate area of the school site,
with an emphasis on housing for young families and first -time buyers.
The center of the Southeast District is the mixed -use PUD which is intended to
establish a new "traditional Main Street type" downtown, and includes the
commercial area currently referred to as downtown Corcoran. The new
downtown area should continue to reflect the character of Corcoran as a rural
community, while offering Corcoran residents a local place to shop, eat out, walk,
meet neighbors and gather as a community. More detailed description of the
downtown plan and design guidelines, including the proposed Downtown Overlay
Title X: Appendix A -17
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
District are provided in the Downtown Illustrative Plan and Design Guidelines
section.
The existing downtown commercial area along the west side of County Road 116
and along the current County Road 10/50 intersection is planned to remain
commercial, but improvements or redevelopment should plan to close driveways
from County Road 116, address parking issues and improve the overall
appearance of the area. The existing business - industrial park will remain but, in
the future, office and business uses will be encouraged over industrial uses.
General
• Development should be appropriate for a traditional downtown area, with
buildings combining retail, commercial, and residential uses. Buildings of
two or more stories are encouraged.
• Site design and landscaping should be designed to work with the existing
topography of the area, preserving the rolling hills, Rush Creek natural
resources corridor, woods and wetlands, and natural view sheds and
corridors.
• New residential development should provide for the full range of life cycle
housing, offering choices of housing types (apartment style, condominium
lofts or flats, townhouses as well as single - family attached and detached)
at low, medium and higher densities.
• New medium and higher density residential development should be
sensitive to existing residential uses, with well- designed transitions from
multi - family to existing single family residential areas.
TND example with traditional street
grid and porches facing the street
Alley with garage access at mid -
block and rear of house
Sidewalks and boulevards with
regularly spaced street trees
• Traditional neighborhood design (TND), based on a traditional street grid
and blocks with alleys for garage access, is a desirable option for
downtown medium density areas. Single family houses, either detached
Title X: Appendix A -18
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
or attached, should face the street with front porches and stoops, with
front yards, sidewalks and boulevards with regularly spaced street trees
lining the block.
Example of
protruding garage
form. Garage
forward design
dominates view from
sidewalk and street
and is highly
discouraged
• All downtown residential developments should be planned and designed
to minimize paving for driveways and surface parking. Garage forward or
protruding garage homes or townhomes are highly discouraged.
Land Use
• Destination retail, restaurant and entertainment uses are encouraged in
this district, with a downtown location preferred over other commercial
districts.
• Development of "big box" retail -only centers are highly discouraged in the
Southeast District. Within the downtown mixed -use PUD, larger retail
stores may be included, but should be designed in combination with
smaller stores and other complementary uses.
• Commercial development such as "fast food ", new gas stations, or similar
auto - dominated and drive - through facilities, "big box" or large retail -only or
other single -use commercial developments and stand -alone "pads"
developed with corporate architecture are discouraged in the downtown
area.
Site Development
• Mixed -use, commercial and retail within the downtown PUD should be
designed around public or common areas, linked by a pedestrian network
of sidewalks and trails. This network of open space should include formal
plazas, squares and gardens, designated parks and informal landscaped
Title X: Appendix A -19
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. T4 �' May 5, 2011
greens, in addition to more natural areas of open space (woods, wetlands,
meadows, etc.).
• Downtown buildings should be oriented to the street, with the majority of
parking to the side or rear. Building entrances from the rear parking area
are acceptable if a front entry from the street is also provided; otherwise
the main entry should be located at the building corner with equal access
to the street and parking lot.
• New development in higher density areas can create significant storm
water issues, so creative approaches to the management of storm water
runoff are encouraged.
Streets, Trails, Parks and Public Amenities
• The existing road network should be maintained as a continuous network,
with new connections where needed. Cul -de -sacs are strongly
discouraged.
• County Road 116 is proposed as a rural greenway corridor with
landscaped setback, trails and public amenities. Where County Road 116
passes through downtown, this road curves to the east to allow for a
center landscaped boulevard and other enhancements that will express a
sense of downtown identity. The intersections of County Road 116 and
Larkin Rd (new County Road 50), and County Road 116 and City Hall
Drive (proposed new road just south of City Hall) mark the entry points
into this area, and the start of the proposed boulevard. The design of
these intersections should balance the needs of traffic and pedestrians.
• The County Road 116 rural greenway should continue north and south
through this district, with trail connections to new civic and community
spaces and uses.
• Direct access for new developments is restricted on County Road 116 and
should be limited on County Roads 50 and 10.
• New residential development should reserve land for a neighborhood park
as well as designating preserved common areas of both landscaped and
"natural" open space.
• New public spaces, parks, and common greens or open space should be
linked to other community parks and open space with trail connections to
the existing and proposed City parks and trail system.
• Pedestrian safety should be provided for in the design of streets in this
district. Enhancements to safety, including crosswalks, narrowed
Title X: Appendix A -20
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
intersections, lighting, planted center medians, and landscaped
boulevards that include street trees and warning signage are encouraged.
Architecture
• Commercial development should be designed with a traditional
"downtown" character and quality; two and three -story buildings are
encouraged.
so
Augu
Rural architecture styles, such as prairie style, are encouraged, as are the
use of regional building materials and native plants and landscaping.
Title X: Appendix A -21
VonI41i5
It IH IUl
:axuanr
JAPLE
;ROVE
Corcoran Design Guidelines Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. -44May 5, 2011
This page left intentionally blank.
Title X: Appendix A -22
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
DISTRICT DESIGN GUIDELINES
Descriptions and Recommendations for Downtown Design Standards
Downtown Illustrative Plan follows
The Downtown Illustrative Plan and Design Guidelines
Downtown is the center of the Southeast District, bounded by City Hall and the
Rush Creek Golf Course to the north, the existing commercial along existing
County Roads 50/10 and 116 to the west, Maple Hill Road to the east and the
Shamrock Golf Course to the south. The downtown is intended to offer citizens a
central community "place" with small town downtown qualities, including a
pedestrian - friendly environment, spaces for community get - togethers and
activities and the community resources every City needs. Anchored by the City
Hall, the downtown district will be the eventual location of other public buildings,
such as a post office and library. The downtown plan also includes public
amenities such as a linear town square with a gazebo, memorials, etc., City Park
and band shell and future water tower.
The Downtown Plan illustrates the type of town plan layout and the community
spaces and amenities envisioned by the City of Corcoran. The purpose of the
Corcoran Downtown Illustrative Plan and Downtown Design Guidelines is to
provide for the orderly and integrated development of a high - quality downtown for
Corcoran that includes a mix of shops, restaurants, offices, housing, recreation,
community facilities, parks and open space, all within a walkable area designed
to be both pedestrian - friendly and auto - accessible. The downtown PUD
(planned unit development) will allow for a mix of commercial, retail, institutional
and residential uses to be developed within the context of the Southeast District
Plan and Design Guidelines. Downtown residential areas are planned to include
a wide range of housing types, and several of these types are illustrated in the
plan and described in the design guidelines. The Downtown Illustrative Plan will
act as a framework and guide to development within the PUD. The final PUD
plan may differ from the Downtown Illustrative Plan in the details of development
of any specific block or site, but the primary elements of the plan, including the
public infrastructure (roads, parks, trails, open space) and the quality and
character which makes this plan unique to Corcoran are expected to be
maintained.
The Downtown Overlay District is a section of the Zoning Ordinance that applies
to a specific area within downtown Corcoran. The Downtown Overlay District is
where development will be most concentrated, and where controls are needed to
produce the traditional "Main Street" qualities that Corcoran is seeking. The
Downtown Design Guidelines that follow will provide more detailed standards for
site planning, placement of building masses, architecture, lighting, signage,
materials, and design of the public realm.
Title X: Appendix A -23
Corcoran Design Guidelines
General Land Use
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
• Downtown development should be appropriate for a traditional downtown
area, with mixed -use buildings combining retail, commercial, and
residential uses; two and three -story buildings are encouraged.
• Destination retail, restaurant and entertainment uses, particularly mixed
with compatible, complementary or other synergistic uses, are
encouraged.
• Shared parking should be encouraged to take advantage of varying
parking demands between mixed uses.
• Within the downtown, the Downtown Overlay District is intended to apply
to the pedestrian- oriented "Main Street" area as indicated on the
Southeast District Plan. If the development in this District shifts or extends
beyond this boundary, the Downtown Overlay District may need to be
extended accordingly.
• The Downtown Overlay District extends approximately 250 feet on either
side of the right -of -way of all streets within the DOD, and is intended to
include all the street frontage properties.
• Commercial office or retail uses with an accessory drive - through are
discouraged in downtown.
• New auto - dominated commercial development such as fast food, gas, or
similar drive -up or drive - through facilities are discouraged in downtown.
• Commercial "big box" or larger retail -only or other single -use commercial
developments are highly discouraged downtown.
Streets, Trails, Parks and Public Amenities
• County Road 116 and Main Street (old County Road 50/10) in the center
of Downtown warrants a unique design treatment. This intersection will be
developed as the entry into Main Street with appropriate identity elements.
The County Road 116 greenway will offer trails through a landscaped
open space, which extends into the central village green.
• The County Road 116 roadway and intersections design should provide
for the expected traffic level and turn movements while facilitating safe
pedestrian crossings.
Title X: Appendix A -24
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
North end of linear town square is
anchored by an active use —
commercial, entertainment or cultural
Formal green space with band shell
or gazebo looking out over a wide
lawn (for community concerts or
other events)
Front door angled parking for mixed -
use buildings facing the square, as
well as for park events
Key intersection at County Road 116
and the new "Main Street" (Old County
Road 10/50). Improvements to the
intersection will provide for better
pedestrian crossing and management
of turning traffic
Informal green space with meandering
paths, gardens and passive uses
County Road 116 bows to the east to
create a green "buffer" to soften the
existing commercial while still keeping
good visibility for these businesses. A
new frontage road provides safer access
to these properties
Civic building anchors south end of
linear town square; front plaza provides
an opportunity for memorials, historical
marker or other public elements
The linear Town Square is conceived as a community focal point with
passive uses (greens, gardens) and active uses (gazebo, bandshell) are
incorporated into the design. Mixed -use buildings line the square, with
front door parking provided to encourage strolling and shopping.
Title X: Appendix A -25
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
• Main Street (old County Road 10/50) is designed as a traditional
downtown main street, lined with street trees and planters, pedestrian
street lights, and street furniture including benches and trash receptacles.
The fixtures which are selected for Main Street should be required on
streets within the Downtown Overlay District, and highly encouraged
throughout the downtown for visual continuity.
• All intersections in the downtown should be designed to be safe and
accessible for pedestrians. Enhancements to safety include paving or
striping of crosswalks, narrowed intersections, street lighting, planted
center medians or landscaped boulevards and warning signage at busy
crossings.
Ilk Zones
rig Area
estrian Path
ighting /Planting
- Parking
Narrowed
Intersection
with planting
and kiosk
?one defined
lg or change
als
• Typical sidewalks in the Downtown should be "zoned" to include on- street
parking, landscaping and street trees, lighting, seating areas, a pedestrian
or walking path and area designated for other street furniture and
commercial opportunities, including newspaper boxes and trash
receptacles.
• On- street parking is encouraged on streets within the downtown. Streets
should be designed for parking, with the parking zone defined either by
curbing or with a change in paving materials.
Title X: Appendix A -26
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. _44May 5, 2011
• Mixed commercial - retail within the PUD should be designed around public
or civic spaces linked by sidewalks. The site development design should
also include connections between civic spaces, retail and adjacent
residential neighborhoods.
Architecture
• Commercial development should be appropriate for a traditional
"downtown" area, generally with one to three story buildings for a mix of
retail, service commercial, office and residential uses. Four -story
buildings may be acceptable for senior housing and some residential and
commercial mixed -use projects.
• All development should be designed with a traditional "downtown"
character and quality: with multi -story buildings lining the streets and wide
sidewalks in front.
• Zero lot line buildings are allowed anywhere within the Downtown Overlay
District. Zero lot line buildings are preferred for lots and building facing on
Main Street and highly encouraged on all streets within the downtown.
• Buildings should be oriented to the street with traditional storefronts along
the sidewalk. Awnings, overhangs and arcades are encouraged where
pedestrians are expected to walk and shop.
• Corporate architecture is highly discouraged in downtown Corcoran;
corporate chains should work to customize their architecture to express
their design "brand" within a design, context and material appropriate to
the character of downtown Corcoran.
• Mechanical equipment, service and trash areas must be fully enclosed
and integrated into the architecture and materials of the building.
Title X: Appendix A -27
Corcoran Design Guidelines
Corcoran Zoning Ordinance — Appendix A
DRAFT Aril' - z-o-.--�"May 5, 2011
Building identity signage
highlighted by architectural
elements (cornice)
Tenant signs incorporated
into building "sign band"
above the awning
• Signage and graphics should be integral to the building architecture, or
used as a decorative design element. Backlit, box signs are not
acceptable in the overlay district and are discouraged in downtown
generally.
• Decorative neon, moving or other decorative sign types are desirable
when displayed within storefront window interiors of downtown buildings.
Title X: Appendix A -28
Corcoran Design Guidelines
s�
ane��
� f
Downtown Area Plan
wiea ti.vw ,.:ow
I■
� ■ j �l
Title X: Appendix A -29
Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. -44May 5, 2011
Corcoran Design Guidelines Corcoran Zoning Ordinance — Appendix A
DRAFT April 7. -44May 5, 2011
This page left intentionally blank.
Title X: Appendix A -30
Title X: Appendix A -1
ttt Cemetery
ld Church
Golf Course
n1l Government Building
Public Park
2030 Metropolitan Urban Service Area
City Limit
i Open Water
- UR Urban Reserve
RR Rural Residential
RSF -1 Single Family Residential 1
0 RSF -2 Single Family Residential 2
0 RSF -2A Single Family Residential 2A
® RSF -3 Single and Two Family Residential 3
RMF -1 Medium Density Residential
RMF -2 Mixed Residential
- RMF -3 High Density Residential
MP Mobile Home Park
- P -1 Public / Institutional
0 TCR Transitional Rural Commercial
CR Rural Commercial
- C -1 Neighborhood Commercial
- C -2 Community Commercial
- DMU Downtown Mixed Use
0 GMU General Mixed USe
BP Business District
1 -1 Light Industrial
PUD Planned Unit Development
Shoreland Overlay District
May 5, 2011
I:/ 504 / 50408144 /GIS /ComPlan /Maps /zoning discussion.mA
DRAFT Land Use Matrix
Prepared by Kendra Lindahl 4/27/2011 Page 1
A
B C D E F G H I I J I K L M N O 1 P Q R S T U
1
ZONING DISTRICT
2
LAND USE
UR
RR
RSF -1
RSF -2
RSF -2A (SAME AS
RSF -1)
RSF -3
RMF -1
RMF -2
RMF -3
MP
CR
TCR
C -1
C -2
BP
1 -1
DMU
GMU
PUD
P -1
3
Accessory buildings and structures for a use accessory to the
principal commercial or business use provided such structure does
not exceed 30 percent of the gross floor space of the principal use.
AP
AP
AP
4
Accessory Dwelling Unit for Single Family Detached Homes, subject
to the following:
I
I
5
Accessory Dwelling Unit, subject to the following:
I
I
I
I
I
I
I
I
6
Accessory structures as regulated by Section 1030.020 of this
chapter.
A
A
A
A
A
A
AP
A
A
A
A
A
A
A
A
A
A
A
7
Accessory uses incidental and customary to uses allowed in this
Section.
A
A
A
A
A
A
AP
A
AA
A
A
A
A
A
A
A
A
A
A
8
Adult Entertainment Business, subject to Chapter 113 of the City
lCode.
I
I
C
9
Agriculture and Tree Farms.
P
P
10
Allowed Home Occupations as regulated by Section 1030.100
Home Occupations) of this chapter.
A
A
A
A
A
A
AP
A
A
A
A
A
11
Assisted living facility
C
C
C
12
Auto Auction
I
13
Automobile Retail (tires, batteries, etc. No body work or repair
work )
I
I
I
I
I P
I C
C
14
Automotive detailing shops.
P
15
Bakery, retail
P
P
P
P
16
Banks, savings and loan, credit unions and other financial
institutions, with or without drive-through.
P
P
C
17
Banks, savings and loans, credit unions and other financial
institutions without drive-through.
P
P
18
Barbers, Beauty Shops and similar personal service uses.
I
P
P
I
P
I P
19
Car Wash.
C
C
20
Cemeteries and Memorial Gardens.
C
C
21
Civic Buildings, such as City Hall, libraries, fire stations, etc.
P
22
Commercial Feedlots, subject to MPCA (Minnesota Pollution
Control Agency) requirements.
C
23
Commercial Kennel, subject to Chapter 81 of the City Code.
I
I
C
24
Commercial printing establishments.
P
P
25
Commercial recreation and entertainment (not to exceed 5,000
square feet).
C
26
Commercial recreation and entertainment.
C
C
27
Commercial Riding Stables, subject to Chapter 81 of the City Code.
C
C
28
Community Centers.
I
I
I
I
C
29
Conditional Home Occupation License (CHOL) as allowed by
Section 1030.100 Home Occupations) of the Zoning Ordinance.
I
I
I
I
I
I
I
I
I
I
I
30
Conference centers and reception halls.
P
31
Contractors operations
Cr
P
32
Co / rint shop
P
I
P
P
33
Day Care Facilities, county licensed, 12 or fewer individuals.
A
A
A
A
A
A
AP
A
A
A
A
A
A
A
34
Day Care Facilities, state licensed, as defined by statute.
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
35
Day Care, Commercial, accessory to permitted uses in this district.
C
C
36
Day Care, Commercial.
P
C
C
37
Day Care facilities accessory to educational facilities or Places of
Worship/Assembly.
C
C
C
C
C
38
Department Stores.
P
39
Development in the MUSA prior to availability of municipal sewer
and water, subject to the following:
I
40
Drive - through businesses, subject to the standards outlined in
Section 1060.060, Subd. 12.
C
C
C
C
41
Drive - through lanes serving permitted or conditional uses, except
for restaurants, for which drive - through lanes are not allowed in the
Downtown Mixed Use District, provided lanes comply with Section
1060.60, Subd 12 of this ordinance and meet the following criteria:
C
42
Drug Stores, Variety Stores, etc.
P
43
Dry cleaning and laundry pick up, incidental pressing and repair
without dry cleaning processing.
P
P
P
P
44
Dwelling, Multiple Family
C
P
C
45
Dwelling, Senior (age-restricted)
Cr
P
P
46
Dwelling, single family detached
P
P
P
P
P
P
P
P
P
Prepared by Kendra Lindahl 4/27/2011 Page 1
DRAFT Land Use Matrix
Prepared by Kendra Lindahl 4/27/2011 Page 2
A
B C D E F G H I I J I K L M N O P Q R S T U
1
ZONING DISTRICT
2
LAND USE
UR
RR
RSF -1
RSF -2
RSF -2A (SAME AS
RSF -1)
RSF -3
RMF -1
RMF -2
RMF -3
MP
CR
TCR
C -1
C -2
BP
1 -1
DMU
GMU
PUD
P -1
47
Dwelling, single - family attached - 8 units per building maximum with
each unit having a separate entrance;
P
48
Dwelling, single - family attached with no more than six (6) dwelling
units per structure in a row and no back to back townhome units
P
49
Dwelling, two-family;
C
P
P
50
Educational facilities, K -12.
C
C
C
C
C
C
C
P
51
Equipment rental
P
52
Essential services and structures.
P
P
53
Essential Services, as allowed by Section 1030.090.
AP
AP
AP
AP
AP
AP
AP
AP
AP
AP
AP
AP
AP
AP
AP
AP
AP
AP
a
54
Farmers Market
I
I
55
Fences as regulated by Section 1060 (Performance Standards) of
ithis chapter.
A
A
I A
A
I A
A
I AP
A
A
A
56
Funeral Homes and Mortuaries.
I
P
I
C
C
C
57
Golf Courses and other outdoor recreational facilities of a
commercial nature.
C
58
Government and public utilities buildings and structures.
P
P
P
P
P
P
P
59
Greenhouses and Nurseries, subject to the following:
C
C
I
I
I
C
C
C
60
Grocery Stores not to exceed 50,000 square feet).
P
61
Hardware Stores.
I
I
I
I
P
62
Health clubs and fitness centers
C
63
Health clubs and fitness centers under 5,000 square feet in size.
C
I
C
64
Hobby and Craft Stores.
P
65
Home Furniture and Home Furnishing Stores.
P
66
1 Hospitals, nursing home and similar care facilities.
C
C
C
67
Hotel, inns and bed and breakfast establishments
P
C
C
P
P
68
Household Appliance Stores.
P
69
Indoor sports and recreation (commercial) provided the structure
and use is located at least one hundred feet (100') form any
residential zoning district.
P
70
Keeping of Animals, subject to Chapter 81 (Animals) of the City
1 Code.
A
A
A
A
A
A
A
A
A
A
A
71
Laboratories /research facilities.
I
I
I
C
P
P
72
Land reclamation, mining and soil processing
I
73
Laundromats.
P
74
Light Industrial.
P
75
Liquor—Off-sale/On-sale.
P
76
Living quarters, which are provided accessory to a principal
lagricultural use, subject to the following:
C
C
77
Lumber yards/building material sales.
Cr
P
78
Manufactured homes.
P
79
Manufacturing or assembly of products that produce no exterior
noise, glare, fumes, obnoxious products, byproducts or wastes or
creates other objectionable impact on the environment.
P
P
80
Mini Storage/Self Storage Facilities.
C
C
81
Mining and Soil Processing.
I
82
Motor fuel stations
C
83
Motor Fuel Stations.
C
C
C
84
Motor Vehicle, Boat or Equipment Re air.
C
C
85
Motor Vehicle, Boats and Equipment Sales.
C
C
86
Dwelling, Multiple Family with a minimum density of 10 units per net
acre, which may include units combining living and working space
within the unit, if all units on the same floor of a building are the
same.
I
P
87
Dwelling, Multiple Family with a minimum density of 10 units per net
acre, which may include units combining living and working space
within the unit, if all units on the same floor of a building are the
same.
P
88
Museum
C
C
89
Nursing Home
C
C
90
Office Warehouse.
P
91
Offices, medical and professional.
P
P
P
P
P
P
92
Open or outdoor services, sales and equipment rental.
C
uses as approved b the City Council
I
Outdoor seatin accesso to a restaurant ;
A
r 95Other
Outdoor seating within the public right of way or public open space
fora permitted or conditional use, provided that:
A
Prepared by Kendra Lindahl 4/27/2011 Page 2
DRAFT Land Use Matrix
Prepared by Kendra Lindahl 4/27/2011 Page 3
A
B C D E F G H I I J I K L M N O P Q R S T U
1
ZONING DISTRICT
2
LAND USE
UR
RR
RSF -1
RSF -2
RSF -2A (SAME AS
RSF -1)
RSF -3
RMF -1
RMF -2
RMF -3
MP
CR
TCR
C -1
C -2
BP
1 -1
DMU
GMU
PUD
P -1
96
Outside Storage, accessory to an allowed use provided that:
C
97
Parks, playgrounds, trails, other recreational facilities of a non -
1commencial nature and directly related buildings and structures.
P
P
P
P
P
P
P
P
P
P
98
Place of assembly
C
99
Places ofWorship/Assembly
C
C
C
C
C
C
C
C
C
C
C
P
100
Play and recreational facilities, including swimming pools and tennis
courts, for use of the property owner and guests.
A
A
A
A
A
A
AP
A
A
A
A
101
Printing and publishing.
P
102
Private recreational facilities.
A
103
Public and Private Clubs and Lodges.
P
P
104
Public buildings.
P
105
Public open s ace plaza, square or other related uses.
A
A
106
Public parking ramp
P
107
Radio and television stations or studios
P
P
108
Recycling facility-indoor
P
109
Residential facilities in a single family detached dwelling, serving 6
or fewer individuals and licensed by the State.
P
P
P
P
P
P
P
P
110
Residential Facility with seven to sixteen individuals
C
C
C
C
C
C
C
111
Restaurants and cafes without drive-through).
P
P
P
P
112
Retail goods and service uses of a similar nature
I
I
I P
P
113
Retail goods and service uses of a similar nature within a fully
enclosed building (without drive - through and not to exceed 50,000
square feet).
P
114
Retail goods and service uses of a similar nature within a fully
enclosed building without drive-through).
P
P
115
Retail sales related to the processing of product on site so long as it
does not exceed thirty percent (30 %) of the floor space of the
principal building.
A
116
Retail Uses accessory to permitted development limited to 10
percent of the gross floor area of the building.
C
117
School facility, leasing space.
1
118
Schools, Private
C
119
Seasonal Outdoor Retail Sales.
AP
AP
AP
AP
120
Seasonal Produce Stands.
P
P
I
I
I
P
121
Signs as regulated by the City Code.
A
A
A
A
A
A
AP
A
A
A
A
122
Special Home Occupations as allowed by Section 1030.100 of this
chapter.
AP
AP
AP
AP
AP
AP
AP
AP
AP
AP
AP
123
Sporting Goods and similar retail sales.
P
124
Street vendors
I
125
Structured parking;
A
126
Tailoring services, shoe repair and similar services.
P
127
Taverns
P
P
P
P
128
Technical, vocational, business and college /university satellite
facilities /schools.
P
129
Temporary living quarters, subject to the standards in Section
1030.040 (Temporary Structures of the Zoning Ordinance.
1
1
130
Temporary real estate offices.
AP
AP
AP
AP
AP
AP
AP
131
Temporary structures, subject to the standards in Section 1030.040
(Temporary Structures of the Zoning Ordinance.
AP
AP
AP
AP
AP
AP
AP
I & AP
I
I
A &I
A &I
I
I
132
Temporary trailers and construction equipment for the duration of
construction only where temporary lavatories are provided in
com Iiance with City and State requirements.
A
A
A
A
AP
A
AP
A
A
133
Tenant restaurants, cafeterias, and retail service limited to tenants
of the building, provided that they be essentially limited to providing
service to the users of the permitted use, and that no signs or other
evidence of these uses are visible from the exterior of the building.
process (A, AP or I ?)
A
A
LFM028:
clarify
134
Theatre
C
C
135
Towers and Antennas (freestanding) as regulated by Section
1060.100 (Telecommunications Services) of the Zoning Ordinance,
only when co- located.
AP
AP
136
Towers and Antennas (freestanding) as regulated by Section
1060.100 Telecommunications Services of the Zoning Ordinance.
I
I
heck co:
check consistency
throughout ordiannce
C
I
I C
C
C
C
I
I
I C
137
Towers and Antennas as regulated b Section 1060.100
g y
(Telecommunications Services) of the Zoning Ordinance, only when
co- located.
AP
AP
AP
AP
AP
Prepared by Kendra Lindahl 4/27/2011 Page 3
DRAFT Land Use Matrix
Prepared by Kendra Lindahl 4/27/2011 Page 4
A
B C D E F G H I I J I K L M N O P Q R S T U
1
ZONING DISTRICT
2
LAND USE
UR
RR
RSF -1
RSF -2
RSF -2A (SAME AS
RSF -1)
RSF -3
RMF -1
RMF -2
RMF -3
MP
CR
TCR
C -1
C -2
BP
1 -1
DMU
GMU
PUD
P -1
138
Towers and Antennas as regulated by Section 1060.100
Telecommunications Services of the Zoning Ordinance.
C
C
C
139
Townhomes.
P
140
Trade Schools, Seminaries and other Higher Education Facilities
C
C
141
Veterinary clinic, Animal Hospital and related indoor kennel; and pet
grooming.
C
C
C
C
Warehousing and indoor storage used in conjunction with offices or
facilities.
P
Lmanufacturin
Warehousin /distribution and indoor storage.
P
144
Wholesale Showrooms.
P
I P
Prepared by Kendra Lindahl 4/27/2011 Page 4
DRAFr Setback Matrix
Prepared by Kendra Lindahl 4 /27/2011 Page 1
ZONING DISTRICT
UR
RR
RSF -1
RSF -2
RSF -2A
RSF -3
Rli
RMF -2
RMF -3
MP
CR
TCR
C -1
C -2
BP
1 -1
DMU
GMU
PUD
P -1
Two - Family
Single
Single Family
Single
dwellings
Family
Townhome
Apartment/
Detached/Two
Townhome
Apartment/
Family
and other
Detached/
Condominium
Condominium
uses
Two Family
Family
20,000
7,500
15,000
7,000 square
6,000 square
30 acres
7,200
25,000
Minimum lot size
20 acres
2.5 acres
11,000 sq ft
square
5,400 square
1 acre
5,000 square
1 acre
1 acre
(park) /
2.5 acres
2.5 acres
square feet/l
1 acre
1 acre
1 acre
20,000 sq ft
25,000 square feet
10 acres
square feet
feet
square feet
square feet
square feet
feet per unit
quare'000
square feet
feet per unit
square feet
acre
lot
600 feet
Minimum lot width
300 feet
200 feet
100 feet
80 feet
65 feet
100 feet
70feeU150
n/a
100 feet
60 feeV120 feet
n/a
100 feet
150 feet
(park)/ 65 feet
100 feet
200 feet
100 feet
100 feet
100 feet
100 feet
NA
150 feet
200 feet
feet
lot
Minimum lot depth
300 feet
300 feet
110 feet
200 feet
300 feet
200 feet
200 feet
200 feet
200 feet
NA
NA
200 feet
Structure Setbacks:
Front From Arterial Streets
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
50 feet
15 feet
50 feet
50 feet
maximum
Front, from all other streets
50 feet
50 feet
40 feet
20 feet
20 feet
25 feet
25 feet
25 feet
25 feet
25 feet
25 feet
25 feet
50 feet
25 feet
50 feet
50 feet
25 feet
25 feet
50 feet
50 feet
15 feet
25 feet
50 feet
maximum
Front Porch 5 120 square feet
40 feet
40 feet
30 feet
15 feet
15 feet
N/A
Side
25 feet
25 feet
10 feet
10 feet
30 feet
25 feet
10 feet
20 feet
25 feet
20 feet
20 feet
20 feet
20 feet
None
None
50 feet
Side (living)
10 feet
10 feet
10 feet
10 feet
10 feet
10 feet
30 feet
Side ara e *
5 feet
5 feet
5 feet
5 feet
Rear
30 feet
25 feet
30 feet
30 feet
30 feet
25 feet
25 feet
25 feet
25 feet
25 feet
25 feet
25 feet
25 feet
10 feet
20 feet
25 feet
20 feet
20 feet
20 feet
20 feet
None
None
50 feet
Adjacent to Residential
50 feet
50 feet
50 feet
50 feet
50 feet
10 feet
35 feet
35 feet at the minimum
setbacks but may be
25 feet or one
increased up to a
35 feet or three
35 feet or
story,
maximum of 50 feet with
Maximum Building Height
35 feet
35 feet
35 feet
35 feet
35 feet
35 feet
35 feet
35 feet
stories
35 feet
35 feet
35 feet or three stories
three stories
whichever is
35 feet
35 feet
35 feet
35 feet
45 feet
45 feet
increased setbacks at a
45 feet
less
rate of 1 foot additional
height for every 5 feet in
additional setback.
Maximum Impervious Surface
Coverage
25 percent
50%
80%
80%
70%
70%
80%
70
4 units per
Maximum Density
acre
Minimum /Maximum Number of Lots
100/300
Setback from Perimeter of Park
25 feet
Maximum Building Size
50,000
square feet
Prepared by Kendra Lindahl 4 /27/2011 Page 1