HomeMy WebLinkAbout2017-10-26 Council Work Session Agenda PacketComprehensive Plan
Update 2040
Council Work Session
October 26, 2017
Council Work Session #4b
Land Use
October 26, 2017 5:30 pm
Agenda
1.Discussion of Proposed 2040 Land Use Plan
a.Expansion of MUSA in southwest
b.Changes in the Northeast District
c.Changes near Meister Road and County Road 116
d.Changes to Southeast District directed by Council
e.Pending changes related to development applications
2.Rural Areas outside of 2040 MUSA
a.Rural Character Survey Results
b.Agricultural Preserve Eligibility
3.Next Steps (5 min)
a.Meeting in a Box is Available for Use
b.Draft Plan review at January 18, 2018 Work Session
c.Open House tentatively scheduled for January 29, 2018
4.Adjourn
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TO: Corcoran City Council
FROM: Kendra Lindahl, Landform
DATE: October 19, 2017 for the October 23, 2017 Council Work Session
RE: 2040 Comprehensive Plan – Land Use Discussion (city file no. 17-001)
1. Summary
The City Council has held five previous work sessions and a kick off meeting with the Commissions
to discuss key issues that will be addressed in the 2040 Comprehensive Plan update. The update
was intended to be simply an update of the plan with better graphics and more current data, however,
at the July 20th work session, the City Council made a significant change regarding the Southeast
District by choosing to eliminate the long-standing plans to realign County Road 50 and County Road
10. It is staff’s understanding that there is continued support to realign County Road 10 west of County
Road 116 up to Meister Road. This meeting is intended to confirm the Council direction regarding
land use in that area and others.
2. Analysis:
At the May 18th Work Session, the Council reviewed options for expanding or contracting the current
MUSA (Metropolitan Urban Service Area). As directed by the City Council, staff is proposing to
expand the 2040 MUSA by approximately 960 acres along County Road 19 to continue discussions
with MCES (Metropolitan Council Environmental Services) staff as they continue to evaluate options
for the “Maple Plain LS/FM Rehabilitation: Project 8081”. This project provides for a new or
rehabilitated lift station and a second forcemain, and potential new facilities to serve Loretto,
northwest Medina, and southwest Corcoran. The MCES staff is continuing to assess the options
and has asked the City of Corcoran if we would expand our Metropolitan Urban Service Area
(MUSA) in the southwest portion of the City if additional sewer capacity became available. Staff
recommends that this expansion be shown on the Draft 2040 Land Use Plan.
Discussion of Other Proposed Changes
A. The Rural Commercial Area at County Road 10/19 (known as Burschville) was briefly
discussed at the May work session. The area has 190 acres (178 net acres) of land for a
variety of commercial industrial uses. The Council felt that there was adequate vacant land
for future development in this area. Staff is recommending no change to this land use area.
B. County Road 101 and County Road 30 area was also discussed. This area does not yet
have sanitary sewer and water to serve development, but the Metropolitan Council lift station
has been constructed in the northeast corner of the City and development could occur.
2040 Comprehensive Plan (city file 17-001) 2
October 26, 2017
•Pulte Homes of Minnesota LLC submitted a sketch plan for 113 acres on County Road
101 north of County Road 30. The Council provided some support for this concept and
the applicant is working on a formal development proposal. This is in an area that staff
provided for Council consideration of changes at the May work session. If the Council
approves a comprehensive plan amendment for Pulte, the change would be incorporated
into the Comprehensive Plan. No change is shown on the draft 2040 Land Use Plan.
•This is the only areas of the City with the Business Park designation. The plan shows 80
acres (65 net acres) of business park land north of County Road 30. As noted in the
Comprehensive Plan “The Business Park category is intended to accommodate large
office buildings and corporate campus developments, medical offices, technology
centers, or light-industrial and office-warehouse developments that require larger sites.
The Business Park district is located on Highway 30 west of Highway 101 and reflects the
anticipated, substantial increases in traffic through the Highway 30 corridor to the
planned, final stretch of Interstate 610. These traffic levels will increase visibility for a
business park and support the vision for this corridor as a major employment center. The
Business Park district will consist of 60 net acres, less than 1 percent of the City’s land
area.” Staff recommends this area be maintained. No change is shown on the draft
2040 Land Use Plan.
•This zone also has 252 acres (212 net acres) of Mixed Use area along County Road 30
and on the Stieg property in the northeast part of town. The connection to County Road
30, Highway 610 and the potential Brockton Interchange make these areas attractive for
a mix of commercial, retail and offices uses. No change is shown on the draft 2040 Land
Use Plan.
•This district has a mix of Industrial, Commercial and Residential at different densities. At
this point, staff recommends no change to the plan. No change is shown on the draft
2040 Land Use Plan.
•Hope Community Church has two requests:
i.Amend the 2030 Future Land Use Map to reclassify the 5.4 acre Outlot C (PID 11-
119-23-11-0012) at the northwest corner of County Road 116 and Hunters Ridge
Road from Existing Residential to Mixed Use. The church was approved in 2001. As
part of the original approvals, the landowner provided concept plans for future build
out of the entire church property including senior housing, office/retail on the property
east of the church and a future cemetery west of the church. No approvals for future
phases were granted as they were conceptual plans only. It not clear why this parcel
was guided Existing Residential, which is generally “for existing residential
development in the City of Corcoran at very low densities”. The guiding may have
been applied to all property north of Hunter Ridge. Using streets to divide land use
categories is common practice. The applicant believes this was an error in the 2020
Land Use Map that simply got carried over into the 2030 Future Land Use Map and
2040 Comprehensive Plan (city file 17-001) 3
October 26, 2017
requests that it be reclassified as
Mixed Use like the remainder of
their planned campus. The
existing church and cemetery are
guided Public/Semi-Public. Staff
recommends that the property be
reclassified as Mixed Use.
ii. Amend the Sanitary Sewer
Phasing Plan for property at 10110
County Road 116 (PID 12-119-23-
22-0001) and Outlot C to both be
included in the phase I sewer
staging area. City staff is not
recommending any change at this
time, but will work with the City
Engineer to determine feasibility and make a recommendation when the updated
phasing plan is presented in early 2018.
C. Changes to County Road 116/Meister Road. Staff
recommends that the Commercial on the east side of
County Road 116 be reclassified from Commercial to Low
Density Residential. Given the Council decision not to
realign County Road 10/50, staff believes that even a
realignment of County Road 10 to Meister Road will result
in less traffic in this area than originally anticipated.
Reclassifying PID 13-119-23-32-0001 (owned by the City
of Corcoran) and PID 24-119-23-22-0001 (owned by
Dorothy E. Schutte Trustee) to Low Density Residential is
consistent with other land uses in the area. Furthermore,
the bulk of both properties area either in the floodplain or
wetland areas. However, staff does recommend that the
commercial area on the west side of County Road
116/Meister Road be maintained. The Council has indicated a desire to realign County Road
10 to Meister Road, which could support the roughly 30 acres of commercial in this area.
Staff recommends that the land east of County Road 116 be reclassified from Commercial to
Low Density Residential.
D. Changes to Southeast District directed by Council, requested by landowners or suggested by
staff:
1. Proposed park expansion. As part of the 2015 Southeast District Plan approved by
the City Council, the existing park area was planned to be expanded as part of the
realignment of County Road 10 to Meister Road. It is staff’s understanding that the
Council has retained this portion of the transportation plan, therefore, staff
2040 Comprehensive Plan (city file 17-001) 4
October 26, 2017
recommends the park expansion be shown on the Park Plan. No change to the Land
Use Plan is proposed.
2.The Council is recommending no change to the County Road 10 alignment east of
County Road 116. Therefore, staff recommends that the land south of County Road
10 be classified as Mixed Residential rather than the Mixed Use designation planned
in the Southeast District plan. Because County Road 10 on its current alignment is a
significant barrier, staff recommends that the Town Center shrink and be limited to the
north side of County Road 10, as shown on the draft 2040 Land Use Plan.
3.Staff continues to recommend that the area immediately west of Maple Hill Road be
reclassified from High Density to Medium Density Residential. This is consistent with
the adopted Southeast District Plan, which concentrates the high density in the mixed
use area of the Town Center. This change is shown on the draft 2040 Land Use Plan.
4.Barry Hay has requested that the land directly north of Maple Hill Estates be
reclassified from Low Density Residential to Medium Density Residential. The Low
Density Residential provides a good transition between the Medium Density of the
manufactured home park and the golf course. Staff recommends no change at this
time.
5.Staff has received a number of calls recently from businesses looking for industrial
land in Corcoran. There is a very limited amount of industrial land that has access to
municipal sewer and water. Staff notes that the land directly west of the existing
industrial park could be served by sewer and water. The Council should consider
whether the 66 acre Schutte property (PID 26-119-23-13-0006) should be reclassified
from Medium Density to Industrial to potentially allow more industrial land.
The Council should discuss and make a recommendation.
E.Pending changes related to development applications
•Bass Lake Estates has submitted an application to consider changing their north 20
acres from Mixed Residential to a mix of Low Density Residential and Light Industrial.
The City Council will review this request at their October 26th meeting and if approved,
the change would be incorporated into the 2040 Land Use Plan
Rural Areas outside of 2040 MUSA
The area outside of the 2040 MUSA is described by the Metropolitan Council as Diversified Rural.
The intent of this designation is to protect rural land for rural lifestyles today and for potential
development sometime after 2040.
Rural character has been discussed in Corcoran since the first Comprehensive Plan was developed.
This summer, the City created a rural character survey to help better define what it means in
Corcoran. Not surprisingly, there was a huge variation in people’s perception of rural character from
2040 Comprehensive Plan (city file 17-001) 5
October 26, 2017
1 acre lots to 40+ acre farms. The City must continue to
balance the rights of large landowners with the desires of
residents on rural residential lots.
• Staff is draft policies in the draft Chapter 10
(Resiliency) for Council consideration related to
preserving agricultural land.
One of the ways the City can ensure a continuation of
agricultural operations in Corcoran (which was named by
several respondents as one of the things that makes the
community rural), is to ensure that parcels are eligible for
agricultural programs like the Metropolitan Agricultural
Preserve Program. Currently, the Comprehensive Plan
notes “The City of Corcoran encourages the continuation of
agricultural use within the community. This policy expresses
the City’s endorsement of the Metropolitan Agricultural
Preserves program. All land parcels in the City that meet the
requirements for eligibility in the Metropolitan Agricultural
Preserves program according to Minn. Stat. Section 473H
may apply to the City for enrollment. This policy is not
intended to interfere with agricultural status of any lands prior to adoption of the Comprehensive
Plan”. However, the Council has expressed concern that if all lands are eligible, our City Attorney
has indicated that all applications must be approved. The Council could restrict the areas eligible to
only those lands outside of the MUSA or may further restrict lands based on soil type and similar
criteria.
• Does the City Council want to limit the eligible land to only those parcels outside of the
MUSA? Staff recommends this change to the Land Use Chapter of the 2040
Comprehensive Plan.
The Council has discussed a desire to consider changes to the Open Space and Preservation
(OS&P) Plat process, gives additional development rights to projects when natural resources are
preserved. The intent of the district is “to minimize acreage used in developments that are approved
prior to availability of urban services and to improve and preserve wildlife habitat, quality of life and
land values within the City through economic incentives to preserve high quality woodlands,
interconnected vegetated corridors, agricultural land, open space, and other significant natural
features as identified in the Comprehensive Plan. OS&P plats provide owners within the rural
residential zoning district with added flexibility in designing plats as well as incentives to voluntarily
protect, preserve, enhance or restore natural resources on their property. OS&P Plats includes three
application types beyond the basic development type, based on the amount of permanently
preserved open space. Each application type includes some development right bonus. In addition to
encouraging natural resource preservation and restoration, OS&P plats are intended as a means of
facilitating an orderly and economically viable transition to eventual development with urban
services.”
2040 Comprehensive Plan (city file 17-001) 6
October 26, 2017
•Updating Section 940 of the Subdivision Ordinance (OS&P Plats) will be an action item in the
new Chapter 11 (Implementation) of the Comprehensive Plan.
3.Action Items:
The Council should provide direction to staff on the recommended change to the Draft 2040
Comprehensive Plan.
Attachments
a.Rural Character Survey Summary
b.Adopted Southeast District Plan
c.2030 Land Use Plan with focus areas
d.Draft 2040 Land Use Plan with focus areas
Corcoran 2040
Comprehensive Plan
Corcoran Rural Character Survey 1
Corcoran Rural Character Survey Results
The Rural Character Survey was conducted from July 1 - August 6, 2017using the online survey site
“Survey Monkey.” Participants were invited to respond through the City’s website and at the August 1st
Night to Unite Event. Paper survey forms were made available to residents unable to respond online.
Many of the questions were open ended. This report summarizes the results and where possible identifies
key themes found in a review of responses. The “word clouds” help visualize the most common words used
in the answers to the questions.
Total Survey Respondents: 134
Respondents by Question:
Question 1 133 In your own words, how would you define rural character in Corcoran?
Question 2 134 What size is your property/lot area?
Question 3 134 What parcel/property lot size do you consider rural?
Question 4 131 Please rank the following items in how you would classify them as
creating rural character?
Question 5 131 What do you envision for our parks and trails system in Corcoran? (Select all
that apply)
Question 6 128 Do rural cluster conservation developments which preserve open space create
rural character? Click here for an example of rural cluster conservation
developments (Click here for more information/examples of rural development
options)
Question 7 83 Additional comments you would like to share:
Corcoran Rural Character Survey 2
Question 1 133 In your own words, how would you define rural character in Corcoran?
Key Themes:
• Active Farms
• Open Space
• Green Space
• Snowmobile, horse, hiking trails
• Low density housing
• Large Lots
• Limited commercial
Corcoran Rural Character Survey 3
Question 2 134 What size is your property/lot area?
40+ acres 10-40
acres
5-9 acres 2-4 acres 1 acre Less than
1 acre
Other:
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%
35.00%
40.00%
What size is your property/lot area?
Responses
Corcoran Rural Character Survey 4
Question 3 134 What parcel/property lot size do you consider rural?
10-40 acres 5-9 acres 2-4 acres 1 acre Less than 1
acre
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%
35.00%
40.00%
What parcel/property lot size do you
consider rural?
Responses
Corcoran Rural Character Survey 5
Question 4 131 Please rank the following items in how you would classify them as
creating rural character?
Answer Options
Family/Commercial Farms
Small Hobby Farms
Natural Area Surrounding Residential Properties--ex: prairies, woodland areas, wetlands/ponds,
wildlife
Gravel Roads
Private/Long Driveways
Minimal City Services
Private Utilities (Well and septic)
100-Foot Setbacks Along County Roads
Parks and Trails
Equestrian Trails
Bicycle Trails
Pedestrian Trails
Snowmobile Trails
Other (please specify)
00.511.522.533.544.55
Please rank the following items in how
you would classify them as creating rural
character?
Weighted Average
Corcoran Rural Character Survey 6
Question 5 131 What do you envision for our parks and trails system in Corcoran? (Select all
that apply)
Answer Options
Off road trails with overlooks/views
On road trails with separation from the road--ex: trail along County Road 19
On road trails without separation from the road--ex: trail (shoulder) along County Road 116
Athletic park complex--ex: centrally located playfield complex
Central park complex--ex: larger park with multiple amenities, such as park shelter, playgrounds, open
space, trails
Multiple neighborhood fields/parks
Indoor recreational facility--ex: indoor soccer, softball, golf/basketball fields
Trails connecting regional parks and trails systems
Other (please specify)
0.00%
10.00%
20.00%
30.00%
40.00%
50.00%
60.00%
70.00%
80.00%
What do you envision for our parks and trails system in
Corcoran? (select all that apply)
Corcoran Rural Character Survey 7
Question 6 128 Do rural cluster conservation developments which preserve open space
create rural character? Click here for an example of rural cluster
conservation developments? Click here for more information/examples
of rural development options
Answer Options Response Percent Response Count
Yes 43.75% 56
No 41.41% 53
I don't know 14.84% 19
Corcoran Rural Character Survey 8
Question 7 83 Additional comments you would like to share:
Not surprisingly, this question had the broadest responses making it difficult to summarize. Comments
ranged from “Please thoughtfully develop Corcoran by possibly building up the downtown area, adding
more housing developments, more small/medium businesses and enhancing our community with
additional trails/parks…” to “Corcoran is RURAL right now. The majority of respondents from survey
number 1 said they want to keep Corcoran rural...like it is right now. Please keep it the way it is.” A copy of
the full survey answers is available at city hall.
6 | District Principles
Ma
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H
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Rush C
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City Hall /
Memorial Park
Community
Park
Future
School
Property
Church &
Cemetery
Shamrock Golf Course
Rush Creek Golf Club
Ol
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Meister Road / Future CR 10
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Larkin Road / Future CR 50
Existing CR 50
Gleason RoadHorseshoe Trail
Southeast District Concept Plan. The Southeast District is the spatial
framework for these design standards. The Town Center and Downtown Core are
nested within the district each with additional guidance to create the neighborhoods
and places envisioned by the community.
Southeast District Boundary
Town Center
Downtown Core
Retail Uses
Land Use Classification
LEGEND
Residential
Public
Agriculture
Industrial
Commercial
High Density Res.
Medium Density Res.
Mixed Residential
Low Density ResidentialExisting and Future
Public / Semi-Public
Golf Course
Parks / Open Space
Agricultural Preserve
Industrial
Mixed Use
Not To Scale
Future Road(approximate realignment)
101
116
City ofCORCORAN
ROAD
SCHUTTE
GLEASON ROAD
JUBERT
LAKE
MEISTER ROAD
O
L
D S
E
T
T
L
E
R
S R
D
HORSESHOE TRAIL
STIEG RD
WILLOW DRIVE
TRAIL HAVEN ROAD
CAIN ROAD
O A K D A L E D R
STREHLER ROAD
PIONEER TR
COUN TY R OAD 117
ROLLLING HILLS RD
LARKIN RD
TOWNSHIP OF HASSAN
CITY OF GREENFIELD
CITY OF MAPLE GROVE
SCOTT
LAKE
BECHTOLD ROAD
$+
$+
$+
$+
$+
$+
$+
$+
MORIN
LAKE
GOOSE
LAKE
COOK
LAKE
RUSH CREEK
6/21/22
10/2020
4/22/2020
4/27/2022
4/27/2022
6/21/22
7/24/2018
5/26/2020
1/21/2016
7/24/2018
4/28/2021
1/22/2023
8/9/2018
5/26/2020
10/201812/13/22
1/22/2023
1/22/2023
4/22/2020
19
1
116
0
50
19
10
30
101
City Limit
Staging Boundaries
Wetlands
Rural/Ag Residential
Existing Residential
Low Density Residential
Medium Density Residential
Mixed Residential
High Density Residential
Rural Service/C ommercial
Commercial
Mixed Use
Business Park
Light Industrial
Public/Semi-Public
Parks/Open Space
Golf Course
Agricultural Preserve
(Date of Expiration)
Open Water43,0 00 0 3,0 001,5 00 Feet
A
B
County Road 10 & County Road 19
(Burschville)
2030 Land Use Legend
C Meister Road & County Road 116
D
County Road 101 & County Road 30
SE District
Proposed land use changes in the Southeast District
Concept Plan
Proposed park expansion
Proposed change from Mixed Use to Mixed
Residential
Proposed change from High Density Residential
to Mixed Residential
Requested change from Low Density Residential
to Medium Density Residential
Potential change from Medium Density
Residential to Light Industrial
*The Future Land Use plan depicts the location and intensity of future development through a variety of land use types.
This plan is intended to guide future development however the City has discretion to amend (with Metropolitan Council
approval) the plan in response to landowner/developer requests or reponse to other system plans.
Figure 8
2040 MUSA Land Use Discussion
Council Work Session
Oct 26, 2017
D
A
C
B
D1
D1
D2
D2
D3
D4
D5
D3
D4
D5
ROAD
SCHUTTE
GLEASON ROAD
JUBERT
LAKE
MEISTER ROAD
O
L
D S
E
T
T
L
E
R
S R
D
HORSESHOE TRAIL
STIEG RD
WILLOW DRIVE
TRAIL HAVEN ROAD
CAIN ROAD
O A K D A L E D R
STREHLER ROAD
PIONEER TR
COUN TY R OAD 117
ROLLLING HILLS RD
LARKIN RD
TOWNSHIP OF HASSAN
CITY OF GREENFIELD
CITY OF MAPLE GROVE
SCOTT
LAKE
BECHTOLD ROAD
$+
$+
$+
$+
$+
$+
$+
$+
MORIN
LAKE
GOOSE
LAKE
COOK
LAKE
RUSH CREEK
6/21/22
10/2020
4/22/2020
4/27/2022
4/27/2022
6/21/22
7/24/2018
5/26/2020
1/21/2016
7/24/2018
4/28/2021
1/22/2023
8/9/2018
5/26/2020
10/201812/13/22
1/22/2023
1/22/2023
4/22/2020
19
1
116
0
50
19
10
30
101
4 3,0 00 0 3,0 001,5 00 Feet
*The Future Land Use plan depicts the location and intensity of future development through a variety of land use types.
This plan is intended to guide future development however the City has discretion to amend (with Metropolitan Council
approval) the plan in response to landowner/developer requests or reponse to other system plans.
Figure 8
101
116
City ofCORCORAN
City of Greenfield
City
of
Maple
Grove
City of Medina
City of Rogers
Bechtold Rd
Pioneer Trl
Trail
Haven
Rd
County Road 116
County Road 30
S c h u t t e R d
Oakdale Dr
County Road 10
Horseshoe Trl
C o u n t y R o a d 5 0
Larsen Rd
Willow Dr
Hunter
Rd
County Road 19
Homestead Trl
Cain Rd
Rolling Hills Rd
Country Rd
Mohawk Dr
Larkin Rd
Foxline Dr
Strehler Rd
Dassel Ln
Old
Settl
er
s
R
d
Stieg Rd
Kalk Rd
Meister Rd
Maple Hill Rd
93rd Ave N
Tessmer Rd
Blue Bonnet Dr
Jubert
Ln
456710
456750
456719
456730 4567116
4567101
4567117
Brockton Ln N
109th Ave N
4567101
")55 Hackamore Rd
Morin
Lake
Scott
Lake
Jubert
Lake
Goose
Lake
Cook
Lake
R u s h C r e e k
RushCreek
SouthForkRu s h C r e e k
SouthFor
k
R u sh C r eek
6/21/2022
6/21/2022
1/22/2023 2/11/2011
6/21/2022
4/28/2021
1/22/2023
5/26/2020
1/22/2020
7/24/2018
7/24/2018
1/21/2021
5/26/202010/2020
8/9/2018
12/13/22 10/2018
4/27/2022
4/27/2022
4/22/2020
2040 COMPREHENSIVE PLAN
3,000 0 3,0 001,5 00
Feet ±
Path: L:\2294\100\2040CompP lan\2040 Future Land Use.mxd
Date: 10/10/2017 Time: 10:54:14 AM User: shujc0243
Municipal BoundaryStreamsLake/Open Water2040 MUSAParcel Boundaries
204 0 Future La nd UseRural/Ag ResidentialExisting ResidentialLow Density Residential Medium Density ResidentialMixed Residential High Density Residential Rural Service/CommercialCommercialMixed UseBusiness ParkLight IndustrialPublic/Semi-PublicParks/Open SpaceGolf CourseAgricultural Preserve (Date of Expiration)Open Water
Figure XX2040 Future Land Use
City Limit
Rural/Ag Residential
Existing Residential
Low Density Residential
Medium Density Residential
Mixed Residential
High Density Residential
Rural Service/Commercial
Commercial
Mixed Use
Business Park
Light Industrial
Public/Semi-Public
Parks/Open Space
Golf Course
Agricultural Preserve
(Date of Expiration)
Open Water
2040 Land Use Legend
2040 MUSA
A
B
County Road 10 & County Road 19
(Burschville)
C Meister Road & County Road 116
D
County Road 101 & County Road 30
SE District
Proposed land use changes in the Southeast District
Concept Plan
Proposed park expansion
Proposed change from Mixed Use to Mixed
Residential
Proposed change from High Density Residential
to Mixed Residential
Requested change from Low Density Residential
to Medium Density Residential
Potential change from Medium Density
Residential to Light Industrial
Oct 26, 2017
D1
D2
D3
D4
D5
D
A
C
B
D1
D2
D3
D4
D5