1040.020: - URBAN RESERVE DISTRICT (UR)

Subd. 1. Purpose. The intent of the Urban Reserve district is to preserve areas where urban services are planned, as shown on the 2040 Comprehensive Plan, but not yet available. The large minimum lot 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 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. Day Care Facilities, Home.

• C. Dwelling, Single Family Detached.

• D. Seasonal Produce Stands.

• E. Residential Facility 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. Day 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.

• 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. Golf Courses and other outdoor recreational facilities of a commercial nature.

• D. 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. 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 lot area standards for the district.

   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.

• 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 (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 below for a specific use:

• A. Conditional Home Occupation License (CHOL) as allowed by Section 1030.100 (Home Occupations) of the Zoning Ordinance.

• B. Development in the 2040 Metropolitan Urban Service Area (MUSA)(as depicted on the official Zoning Map) prior to availability of municipal sewer and water, subject to the following:

  1. The proposed development is consistent with the Land Use Plan in the adopted Comprehensive Plan, including applicable density goals.

  2. The subject property is classified as Mixed Use in the City's adopted Comprehensive Plan.

  3. The proposed development will not preclude full utilization of the site development potential when municipal infrastructure services are available.

  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.

  5. The applicant agrees to pay all area charges and connection fees upon connection to municipal infrastructure.

6. The applicant agrees to put a cash reserve into a third party 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.

7. The applicant will sign an assessment waiver for future assessments for public infrastructure.

8. The applicant will provide a removable on-site septic as a temporary means to address sewer prior to extension of municipal sanitary sewer.

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.

10. 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.

• C. Event Centers, subject to the following:

  1. Access to the site must be from a paved road.

  2. The hours of operation shall be no later than 10:00 p.m. on Sunday through Thursday and midnight on Friday and Saturday.

  3. The number of guests will be approved by the City based on the size of site, structures, parking availability, and other relevant factors.

  4. Noise from an event shall comply with Section 82.04 Subd. 4 of the City Code.

  5. No sound amplifications systems may be used outdoors after 10:00 p.m.

  6. Sanitary facilities adequate for the number of attendees shall be provided as determined by the adopted Minnesota State Building Code, as may be amended from time to time. Portable toilets may be approved for temporary use and must be screened from view from roads and neighboring properties by landscaping or a wooden enclosure. No portable toilets shall be located closer than 400 feet from a neighboring residential structure.

  7. Off street parking shall be provided to accommodate 1 stall per 2 guests. Off street parking shall meet the same minimum setbacks as the principal structures in the zoning district. Off street parking must be on an improved surface such as class 5 gravel or pavement.

  8. Screening may be required for outdoor facilities related to the event center and may include permanent landscaping, berms, fences, or walls.

  9. Lighting shall comply with all ordinance requirements in Section 1060.040 of the Zoning Ordinance.

  10. No overnight camping shall be allowed as part of an event center.

  11. As part of the IUP, the City may approve signage for the event center. Consideration shall be given to the sign area, height, location and potential impacts on adjacent properties.

  12. Compliance with all applicable regulations including State Health Code, State building codes, and local liquor licensing requirements.

• D. Mining and Soil Processing.

• E. Temporary living quarters, subject to the standards in Section 1030.040 (Temporary Structures) of the Zoning Ordinance.

Subd. 6. Uses by Administrative Permit.

• A. Accessory Dwelling Unit, subject to the following standards:

  1. Not more than one accessory dwelling unit shall be allowed on a single-family detached lot.

  2. An attached or detached 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 960 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. In evaluating how a detached accessory dwelling unit fits within the size limitations outlined in Section 1030, only the footprint of the accessory dwelling unit is subject to the accessory structure size limit provided for all zoning districts.

  5. The exterior design of an accessory dwelling unit shall incorporate a similar architectural style, 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 offstreet 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 use the same street number as the principal dwelling unit but must include a unique identifier that is consistent with the City's Street Naming and Addressing Policy to ensure compatibility with Hennepin County, the U.S. Postal Service, and emergency service providers. The entryway to an accessory dwelling unit shall include identifying signage and be connected to the driveway with an improved walkway.

  10. Accessory dwelling units are subject to the same height restriction for principal structures as determined by the zoning district but must not exceed the existing height of the principal structure.

• B. Essential Services, as allowed by Section 1030.090.

• C. Special Home Occupations as allowed by Section 1030.100 of this Chapter.

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 provided 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 area of each created clustered lot shall not exceed two times the minimum lot area for a single family dwelling in the zoning district that is compatible with the land use category 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.

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:

   • a. The ownership of the centralized wastewater treatment system.

   • b. An annual schedule for maintenance, inspection and monitoring of the centralized wastewater treatment system.

   • c. Assignment of responsibility for the management of and payment for the centralized wastewater treatment system.

   • d. Contingency plan in the event of failure of the centralized wastewater treatment.

   • e. Financial guarantees, covering the estimated cost of maintaining and replacing a centralized system.

   • f. Provisions describing how the sewage treatment portion of the system will be protected from vehicles, animals, humans and other sources of risk.

   • g. The name and license number of the system's designer.

• h. 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.

  • i. 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.

  • j. The applicant shall be required to sign an assessment waiver for future assessments for public infrastructure prior to approval of the Final Plat.

  • k. 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 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. Development Rights. This Section identifies the maximum number of residential or nonresidential lots 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.

• B. 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.

• C. No lots or outlots shall be allowed to be created without development rights, except in the following circumstances:

  1. When approved as part of an Open Space and Preservation (OS&P) Plat as allowed by Section 940 of the Subdivision Ordinance,

  2. When approved as part of a clustering option as allowed by Subd. 7 of this Section.

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):

*Major Roadways are state highways and county roads.

(Ord. 308, passed 07-23-15, Ord. 348, passed 05-25-17, Ord. 365, passed 06-28-18, Ord. 374, passed 08-2318, Ord. 393, passed 06-27-19, Ord. 472, passed 12-22-22, Ord. 510, passed 10-26-23, Ord. 532, passed 0822-2024)