1040.070: - RMF-3 (HIGH DENSITY RESIDENTIAL) ZONING DISTRICT — Corcoran Zoning Code

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. Day Care Facilities, State licensed, as defined by statute.
B. Dwelling, Senior (age-restricted).
C. Dwelling, Single-Family Attached - 8 units per building maximum with each unit having a separate entrance.
D. Dwelling, Multiple Family.
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.
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. Day Care facilities accessory to educational facilities or Places of Worship.
B. 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 1040.070, Subd. 4., (B), (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 rights-of-way and be in compliance with Section 1060.040 of this Chapter.

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.
```
- 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. 
```
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.
C. 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. 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-3 district. Properties may be subject to special requirements for overlay districts as noted in Section 1050 (Overlay Districts):

Minimum Base Lot Area	1 acre
Minimum Base Lot Width	150 feet
Minimum Principal Structure Setbacks:
Front, From Major Roadways*	100 feet
Front, From all other streets	50 feet
Side	25 feet
Rear	25 feet
Maximum Principal Building Height	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.

Subd. 8. Special Minimum Requirements for Multi-Family Residential Developments.

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 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).

Accent materials may include: finished texture stucco (cement or synthetic), natural or cultured stone, exterior finished wood siding (painted, stained, or weather sealed), exterior finished metal siding (factory finished), 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.

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.
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.
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 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.

Twinhome or 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.

Homeowners' Association: A homeowners' association shall be established for all townhome developments within the RMF 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. 348, passed 05-25-17, Ord. 445, passed 12-22-21)