1040.060: - RMF-1 (MEDIUM DENSITY RESIDENTIAL) ZONING DISTRICT — Corcoran Zoning Code

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 lot 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. Dwelling, Two Family.
D. 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. Parks, playgrounds, trails, other recreational facilities of a non-commercial nature and directly related buildings and structures.
F. 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.

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. Day Care facilities accessory to educational facilities or Places of Worship.
B. Dwelling, Senior (age-restricted).
C. Dwelling, Multiple Family.
D. Educational facilities, K-12, and Places of Worship, subject to the following:
1. Setbacks.
  - a. A minimum 50-foot setback from all property lines is required for all structures, parking spaces, drive aisles, and loading areas. The setback on all property lines will increase up to 200-feet based on the building footprint as described below:

Building Footprint Square Footage	Minimum Setback	Building Footprint Square Footage	Minimum Setback	Building Footprint Square Footage	Minimum Setback
Up to 15,000	50 feet	25,001 - 26,000	105 feet	36,001 - 37,000	160 feet
15,001 - 16,000	55 feet	26,001 - 27,000	110 feet	37,001 - 38,000	165 feet
16,001 - 17,000	60 feet	27,001 - 28,000	115 feet	38,001 - 39,000	170 feet
17,001 - 18,000	65 feet	28,001 - 29,000	120 feet	39,001 - 40,000	175 feet
18,001 - 19,000	70 feet	29,001 - 30,000	125 feet	40,001 - 41,000	180 feet
19,001 - 20,000	75 feet	30,001 - 31,000	130 feet	41,001 - 42,000	185 feet
20,001 - 21,000	80 feet	31,001 - 32,000	135 feet	42,001 - 43,000	190 feet
21,001 - 22,000	85 feet	32,001 - 33,000	140 feet	43,001 - 44,000	195 feet

22,001 - 23,000	90 feet	33,001 - 34,000	145 feet	At or above	200 feet
23,001 - 24,000	95 feet	34,001 - 35,000	150 feet	44,001
24,001 - 25,000	100 feet	35,001 - 36,000	155 feet

b. Any property lines fronting a county road shall require a minimum setback of 100 feet when the building footprint is 24,000 square feet or less.
c. Educational facilities and Places of Worship are not eligible for building and parking setback flexibility through additional landscaping as provided in Section 1060.070, Subd. 2., (K) - (J).

Maximum Building Height. The maximum structure height is 35 feet, except as allowed by Section 1030.080.
Maximum Impervious Surface.
- a. The total impervious surface coverage shall not exceed 50% of the site.
- b. The rest of the site shall be landscaped or left in a natural state.
Landscaping Zone.
- a. In addition to meeting the landscaping standards in Section 1060.070, Subd. 2 (A) - (I) of the City Code, any portions of the site that abut a residential area shall contain a landscaping zone along the shared property line with a minimum width of the applicable setback established in Section 1040.060, Subd. 4., (D), (1).
- b. The landscaping zone will consist of evergreen and/or deciduous trees and shrubs with a sufficient density to provide visual buffering to a minimum height of 8 feet. The grade for determining height shall be the grade elevation of the building or use for which the buffering is providing protection. Earth mounding or berms may be used but shall not be used to achieve more than three feet of the required buffer. A fence may also be installed, but not in lieu of the planted landscaping zone. Existing trees, shrubs, and vegetation may be used to meet the landscaping zone requirement when the intent to provide buffering is accomplished.
Parking Lot Screening and Landscaping.
- a. 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 rightsof-way and be in compliance with Section 1060.040 of this Chapter.

b. Parking areas 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.
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- c. Parking areas which are 3,000 square feet or greater shall have no less than 350 square feet of land devoted to internal landscaping islands (in addition to required traffic safety islands). The minimum square footage of land devoted to internal landscaping islands shall increase by 100 square feet for each additional 1,000 square feet of additional parking space. Such islands shall be bound by concrete curbing or comparable curbing as approved by the City Engineer. 
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1. Site Access. The primary site access shall comply with one of the following:
  - a. The site shall have direct access onto a Major Roadway, which is defined as a Principal Arterial, Minor Reliever, Minor Expander, and Minor Connector roadways; or
  - b. The site will have direct access onto a Major Collector or Minor Collector roadway no more than 1,000 square feet from an intersection with a Major Roadway as identified in the Comprehensive Plan.
2. Noise. Exterior bells or loudspeakers are permitted between the hours of 9 a.m. and 10 p.m.
3. Additional Requirements.
  - a. The City Council may attach additional conditions to the granting of the conditional use permit for the primary use as well as any accessory uses of the site as deemed necessary to protect the residential character of the neighborhood.
  - b. As provided for in federal statue 42 U.S.C. 2000cc-3 (e), the City Council may avoid the preemptive force of any provision of Chapter 21C (Protection of Religious Exercise in Land Use and By Institutionalized Person) by changing the policy or practice that results in a substantial burden on religious exercise, by retaining the policy or practice and exempting the substantially burdened religious exercise, by providing exemptions for the policy or practice for applications that substantially burden religious exercise, or by any other means that eliminates the substantial burden.
E. Residential Facility with seven to sixteen individuals, licensed by the State.

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. 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.

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.
1. The exterior design of an accessory dwelling unit shall incorporate a similar architectural style, colors, and materials as the principal building on the lot.
2. The owner of the property shall reside in the principal dwelling unit or in the accessory dwelling unit.
3. There shall be no separate ownership of the accessory dwelling unit.
4. 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.
5. 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.
6. 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.
D. Temporary structures, subject to the standards in Section 1030.040 (Temporary Structures) of the Zoning Ordinance.
E. Temporary real estate offices.

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 (Overlay Districts):

	Single Family Detached/Two Family	Townhome	Apartment/ Condominium
Minimum Lot area	7,000 square feet/7,500 square feet	5,400 square feet per unit	1 acre
Minimum lot width	70 feet/150 feet	n/a	100 feet
Minimum Principal Structure Setbacks:
Front, From Major Roadways*	100 feet	100 feet	100 feet
Front, From all other streets	25 feet	25 feet	25 feet
Side (living)**	10 feet	10 feet	30 feet
Rear	25 feet	25 feet	25 feet
Maximum Principal Building Height	35 feet	35 feet	35 feet or three stories

*Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2040 Roadway Functional Classification map in the 2040 Comprehensive Plan.

** Internal: 20 feet between attached or multi-family principal structures separated by common area.

Subd. 8. Single and Two Family Design Requirements. 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:
1. 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:
1. 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 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.
3. 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 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.

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 the combination of color 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.
1. 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.
2. 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.
  - c. Transitions to secondary roofs over entrances, garages, porches, bay windows.
3. 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.

(Ord. 308, passed 07-23-15, Ord. 348, passed 05-25-17, Ord. 445, passed 12-22-21, Ord. 472, 12-22-22)