1070.050: - SITE PLAN — Corcoran Zoning Code

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.

Prior to filing a formal application, applicants may present a sketch plan to the Zoning Administrator. The plan shall be conceptual in nature but shall be drawn to scale and shall contain at a minimum the following:

  1. Location map showing the location within the City and more detailed locations on halfsection plat maps showing all perimeter property lines. 

  2. Aerial photograph of the area. 

  3. General location of 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, parking, landscaping, etc. 

  7. A representative example of the style of structures to be constructed. 

  8. Proposed public sanitary sewer, water and storm drainage. 

  9. A general statement of concept, identifying the intent of the project and compatibility with the surrounding area. 

  10. Extent of and any proposed modifications to land within the Overlay Districts as described and regulated in Section 1050. 

  11. Any other items as may be deemed necessary by City staff.

B. The Zoning Administrator shall refer the sketch plan to the City Council for discussion, review, and informal comment. Any opinions or comments provided to the applicant by the Zoning Administrator 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 shall be filed with the Zoning Administrator on an official application form.
(Ord. 286, passed 9-25-14)

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.

ity 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 supply written authorization from the owner(s) of the property in question to proceed with the requested site plan approval.
C. Procedures.
1. 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. 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. The applicant or their representative may appear before the Planning Commission in order to present information and answer questions concerning the proposed request.
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. 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. 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. The applicant or their representative may appear before the City Council in order to present information and answer questions concerning the proposed request.
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 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.I.N.) 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.
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.

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.
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.

Location, type and size of all existing significant trees to be removed or preserved.
1. Planting detail (show all species to scale at normal mature crown diameter or spread for local hardiness zone).
2. Typical sections in details of fences, tie walls, planter boxes, tot lots, picnic areas, berms and the like.
3. Typical sections of landscape islands and planter beds with identification of materials used.
4. Details of planting beds and foundation plantings.
5. Note indicating how disturbed soil areas will be restored through the use of sodding, seeding, or other techniques.
6. Delineation of both sodded and seeded areas with respective areas in square feet.
7. Coverage plan for underground irrigation system, if any.
8. 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.
9. 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:
  - 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.

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 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.

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.
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 escrow or an Irrevocable Letter of Credit.

The financial guarantee shall be for 100 percent of the estimated costs of improvements, as approved by the City Engineer.
1. 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.
2. 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 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.